137 Sunlit Grove Dr · Huntsville, AL 35749

$299,900

4 bd · 2.0 ba · 2,099 sqft · SingleFamily public records · 132 Days on market

Built 2020 8,712 sqft lot $143/sqft · 21% below area Est $385k · 22% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.9/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideally located with convenient access to Hwy 72 and the shopping, dining, and amenities of Madison, this well-appointed Robinson floor plan offers 4 bedrooms, 3 bathrooms, and an open layout designed for comfortable living and entertaining. A welcoming grand foyer leads into the spacious family room featuring a beautiful stone-surround gas log fireplace with a custom mantel. The formal dining area flows into a well-equipped kitchen with granite countertops, stainless steel appliances, and a large island with seating. The primary suite includes a generous walk-in closet, double vanity, wide shower, and an additional secondary closet for extra storage. Call today for your private tour. Buyer to verify all information/details.

Key facts

• Grand foyer
• Open layout
• Granite countertops

Tags

• OPEN LAYOUT
• GRAND FOYER
• CUSTOM MANTEL
• WELL-EQUIPPED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-318 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (24.2% below list).
• Recommended offer: $227k (24.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Huntsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Endeavor Elementary School (math 30% / reading 63%, grade D-, #159 of 627 statewide, top 26%, 628 students, 33% FRL); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 675 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $256k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $227,364 (24.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.76% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.55%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $385,099
• List price: $299,900
• Delta: -22.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Sunlit Grove Dr	0.18mi	4/3.0	2,160 (+3%)	1mo	$325,000	$150	82
387 Sandy Oak Dr	0.15mi	4/3.0	2,019 (-4%)	1mo	$343,900	$170	82
390 Sandy Oak Dr	0.28mi	4/3.0	2,019 (-4%)	2mo	$342,900	$170	75
360 Sandy Oak Dr	0.15mi	4/3.0	2,361 (+12%)	3mo	$386,200	$164	66
117 Duskwood Dr	0.17mi	4/3.0	2,377 (+13%)	2mo	$349,900	$147	65
112 Glade Creek Cir	0.58mi	4/2.0	2,011 (-4%)	2mo	$329,000	$164	64
1120 Tanger Glen Trl NW	0.46mi	3/2.5 (-1)	1,909 (-9%)	1mo	$278,620	$146	56
1016 Highgrove Hts	0.45mi	3/2.5 (-1)	1,900 (-10%)	1mo	$260,000	$137	55
1116 Tanger Glen Trl NW	0.50mi	3/2.5 (-1)	1,933 (-8%)	2mo	$288,720	$149	54
1114 Tanger Glen Trl NW	0.50mi	3/2.5 (-1)	1,933 (-8%)	2mo	$288,950	$149	54
1121 Tanger Glen Trl NW	0.56mi	3/2.5 (-1)	1,909 (-9%)	2mo	$269,995	$141	50
164 Smith Vasser Rd	0.70mi	3/3.0 (-1)	2,000 (-5%)	1mo	$255,000	$128	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.12×
• Total profit: $-73,717
• Equity at exit: $44,716

10-year hold

• IRR: -33.3%
• Equity multiple: -0.30×
• Total profit: $-109,311
• Equity at exit: $25,930

Cash invested: $83,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 675
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,274 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$42
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-318

Break-even live

Break-even rent $2,677

Max offer price $253,832

Occupancy floor —

Sensitivity live

Price	-10% $-111	-5% $-215	+0% $-318	+5% $-422	+10% $-526
Rent	-10% $-498	-5% $-408	+0% $-318	+5% $-229	+10% $-139
Rate	-1.0pp $-167	-0.5pp $-242	base $-318	+0.5pp $-396	+1.0pp $-475

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Poplar Hollow Dr Harvest, AL	4.0	3.0	2108	$2,100	$1.00	45d	1	0.09mi
30199 Plantation Park Dr NW Harvest, AL	5.0	3.0	2565	$3,000	$1.17	25d	1	0.32mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	25d	1	0.34mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	25d	1	0.46mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	46d	1	0.50mi
106 Smith Vasser Rd Harvest, AL	4.0	3.0	2620	$2,300	$0.88	45d	1	0.56mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	23d	1	0.79mi
29873 Copper Run Dr Harvest, AL	5.0	2.5	2966	$2,700	$0.91	15d	1	0.81mi
15881 Elaine Ct Unit 1250617P Harvest, AL	3.0	2.0	2497	$4,891	$1.96	15d	1	0.87mi
15980 Trey Hughes Dr Harvest, AL	4.0	2.5	1898	$1,686	$0.89	45d	1	0.90mi
179 Raspberry Way Madison, AL	4.0	2.0	2021	$2,000	$0.99	25d	1	1.04mi
15818 Trey Hughes Dr Harvest, AL	5.0	3.0	2662	$2,822	$1.06	45d	1	1.05mi
117 Water Oak Ct Harvest, AL	3.0	2.0	1400	$1,650	$1.18	45d	1	1.15mi
29419 Canoe Cir NW Harvest, AL	4.0	2.5	1964	$2,095	$1.07	25d	1	1.16mi
15626 Ironcrest Dr NW Harvest, AL	4.0	2.0	1815	$2,000	$1.10	25d	1	1.34mi
111 Capote Dr Harvest, AL	4.0	2.0	2357	$1,850	$0.78	25d	1	1.36mi
115 Sabel Cir Madison, AL	3.0	2.5	1412	$1,698	$1.20	15d	1	1.42mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 31 events

1. 2026-06-22
   days on market $299,900 Active 132 DOM
2. 2026-06-18
   days on market $299,900 Active 129 DOM
3. 2026-06-17
   days on market $299,900 Active 128 DOM
4. 2026-06-16
   days on market $299,900 Active 127 DOM
5. 2026-06-15
   days on market $299,900 Active 126 DOM
6. 2026-06-14
   pricedays on market $299,900 Active 124 DOM
7. 2026-06-10
   days on market $309,000 Active 121 DOM
8. 2026-06-09
   days on market $309,000 Active 120 DOM
9. 2026-06-08
   days on market $309,000 Active 119 DOM
10. 2026-06-07
    days on market $309,000 Active 118 DOM
11. 2026-06-02
    days on market $309,000 Active 113 DOM
12. 2026-06-01
    days on market $309,000 Active 112 DOM
13. 2026-05-31
    days on market $309,000 Active 111 DOM
14. 2026-05-30
    days on market $309,000 Active 110 DOM
15. 2026-04-10
    price $309,000 734-char remark

    Show marketing remark (734 chars)

    Ideally located with convenient access to Hwy 72 and the shopping, dining, and amenities of Madison, this well-appointed Robinson floor plan offers 4 bedrooms, 3 bathrooms, and an open layout designed for comfortable living and entertaining. A welcoming grand foyer leads into the spacious family room featuring a beautiful stone-surround gas log fireplace with a custom mantel. The formal dining area flows into a well-equipped kitchen with granite countertops, stainless steel appliances, and a large island with seating. The primary suite includes a generous walk-in closet, double vanity, wide shower, and an additional secondary closet for extra storage. Call today for your private tour. Buyer to verify all information/details.

16. 2026-02-09
    listed $310,000 Active 734-char remark

    Show marketing remark (734 chars)

    Ideally located with convenient access to Hwy 72 and the shopping, dining, and amenities of Madison, this well-appointed Robinson floor plan offers 4 bedrooms, 3 bathrooms, and an open layout designed for comfortable living and entertaining. A welcoming grand foyer leads into the spacious family room featuring a beautiful stone-surround gas log fireplace with a custom mantel. The formal dining area flows into a well-equipped kitchen with granite countertops, stainless steel appliances, and a large island with seating. The primary suite includes a generous walk-in closet, double vanity, wide shower, and an additional secondary closet for extra storage. Call today for your private tour. Buyer to verify all information/details.

17. 2025-09-17
    price $299,000
18. 2025-08-14
    listed $309,000 Active
19. 2025-07-22
    price $315,000
20. 2025-06-06
    price $329,900
21. 2025-05-19
    historical
22. 2025-05-19
    listed $335,000 Active
23. 2025-03-22
    status Pending
24. 2025-03-07
    price $335,000
25. 2025-01-31
    listed $345,000 Active
26. 2020-12-18
    soldstatus $255,930 Sold
27. 2020-10-20
    price $255,930
28. 2020-08-26
    status Pending
29. 2020-08-25
    price $246,590
30. 2020-08-24
    status Active
31. 2020-05-30
    listed $240,590

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,284
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,183
• − Management: −$2,183
• − HOA: −$504
• − Depreciation: −$8,724
• Taxable loss: −$9,107
• Est. tax savings @ 24.0%: +$2,186
• After-tax cash flow: $-1,635/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+28.4% since first listed

17 events — show timeline

• 2026-04-10 Price Changed $309,000 SAARMLS
• 2026-02-09 Listed $310,000 SAARMLS
• 2025-09-17 Price Changed $299,000 VMLS
• 2025-08-14 Listed $309,000 VMLS
• 2025-07-22 Price Changed $315,000 VMLS
• 2025-06-06 Price Changed $329,900 VMLS
• 2025-05-19 Delisted — VMLS
• 2025-05-19 Listed $335,000 VMLS
• 2025-03-22 Pending — VMLS
• 2025-03-07 Price Changed $335,000 VMLS
• 2025-01-31 Listed $345,000 VMLS
• 2020-12-18 Sold (MLS) $255,930 VMLS
• 2020-10-20 Price Changed $255,930 VMLS
• 2020-08-26 Pending — VMLS
• 2020-08-25 Price Changed $246,590 VMLS
• 2020-08-24 Relisted — VMLS
• 2020-05-30 Listed $240,590 VMLS