The Daphne Plan · Hazel Green, AL 35750

$279,900

4 bd · 2.0 ba · 1,964 sqft · SingleFamily · 462 Days on market

$14/mo HOA · 1% of rent ↓ 5% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.0/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Show off your style with the Daphne's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The Master Suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Daphne's flexible floor plan, featuring an optional fourth bedroom and alternative Master Bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. Explore the Matterport tour HERE! * Attached photos may include upgrades and non-standard features.

Key facts

• Breakfast nook
• Walk-in closet
• Flexible floor plan

Tags

• OPEN-CONCEPT FLOOR PLAN
• NATURAL LIGHT
• BREAKFAST NOOK
• WALK-IN CLOSET
• FLEXIBLE FLOOR PLAN
• OPTIONAL FOURTH BEDROOM

🏗️ New construction. The $279,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,124.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-721 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (36.9% below list).
• Recommended offer: $177k (36.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#54 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute 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.
• Market conditions: 256 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 462 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,513 (36.9% 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 462 days. Have you received any prior offers? Is the seller open to a 37% 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. 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?
7. 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.
8. 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.
9. 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: 0.58% ✗
• Cap rate: 3.45%
• Cash-on-cash: -10.16%
• DSCR: 0.55
• GRM: 14.4

CMA / ARV

• ARV (median comp): $304,124
• List price: $279,900
• Delta: -7.97%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Hazel Pine Trl	0.14mi	4/3.0	2,136 (+9%)	1mo	$302,890	$142	74
174 Keller Dr	0.43mi	4/2.0	1,841 (-6%)	1mo	$285,900	$155	69
165 Keller Dr	0.42mi	4/2.0	1,841 (-6%)	3mo	$282,250	$153	68
148 Hazel Pine Trl	0.29mi	4/3.0	2,136 (+9%)	2mo	$330,000	$154	66
103 NW Lindsey Ln	0.45mi	3/2.0 (-1)	1,817 (-8%)	1mo	$175,000	$96	61
189 Tobin Ln	0.23mi	3/2.0 (-1)	1,685 (-14%)	1mo	$250,000	$148	60
120 Singletree Dr	0.48mi	3/2.0 (-1)	2,085 (+6%)	3mo	$322,000	$154	60
176 Keller Dr	0.43mi	5/3.0 (+1)	2,092 (+6%)	1mo	$309,310	$148	59
171 Keller Dr	0.41mi	3/2.0 (-1)	1,683 (-14%)	3mo	$279,000	$166	50
172 Keller Dr	0.43mi	3/2.0 (-1)	1,683 (-14%)	3mo	$269,900	$160	49
168 Keller Dr	0.44mi	3/2.0 (-1)	1,683 (-14%)	3mo	$271,900	$162	48
109 Huffman St	0.64mi	3/2.5 (-1)	2,209 (+12%)	3mo	$324,900	$147	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.41×
• Total profit: $119,731
• Equity at exit: $273,979

10-year hold

• IRR: 16.2%
• Equity multiple: 5.57×
• Total profit: $388,783
• Equity at exit: $590,847

Cash invested: $85,155 (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 35750

• Home prices YoY: 8.2%
• Active inventory: 256
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,765 high
• Mortgage (P&I): −$1,595
• Tax est. 1.5%: −$380 /mo · $4,562/yr
• Insurance: −$127
• HOA: −$14
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-721

Break-even live

Break-even rent $2,678

Max offer price $199,754

Occupancy floor —

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: $76,031
• Closing costs: $9,124
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Cherry Laurel Dr Hazel Green, AL	4.0	3.0	1964	$1,750	$0.89	23d	1	0.13mi
137 Hazel Pine Trl Hazel Green, AL	3.0	2.0	1482	$1,650	$1.11	23d	1	0.20mi
189 Tobin Ln Hazel Green, AL	3.0	2.0	1685	$1,775	$1.05	13d	1	0.23mi
108 Karenlee Cir Hazel Green, AL	4.0	2.0	1666	$1,685	$1.01	23d	1	0.27mi
117 Hank Ct Hazel Green, AL	3.0	2.0	1517	$1,650	$1.09	43d	1	0.29mi
143 Havner Dr Hazel Green, AL	4.0	2.0	1667	$1,775	$1.06	13d	1	0.36mi
171 Keller Dr Hazel Green, AL	3.0	2.0	1683	$1,616	$0.96	43d	1	0.41mi
169 Keller Dr Hazel Green, AL	3.0	2.0	1537	$1,665	$1.08	13d	1	0.41mi
147 Tobin Ln Hazel Green, AL	4.0	2.0	1884	$1,700	$0.90	43d	1	0.44mi
100 Brook Glen Dr Hazel Green, AL	3.0	2.0	1336	$1,595	$1.19	13d	1	0.66mi
149 Hazel Trce Hazel Green, AL	3.0	2.0	1628	$1,695	$1.04	13d	1	0.85mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 16 events

1. 2026-06-18
   days on market $279,900 Active 462 DOM
2. 2026-06-17
   days on market $279,900 Active 461 DOM
3. 2026-06-16
   days on market $279,900 Active 460 DOM
4. 2026-06-15
   days on market $279,900 Active 459 DOM
5. 2026-06-14
   days on market $279,900 Active 457 DOM
6. 2026-06-10
   days on market $279,900 Active 454 DOM
7. 2026-06-09
   days on market $279,900 Active 453 DOM
8. 2026-06-08
   days on market $279,900 Active 452 DOM
9. 2026-06-07
   days on market $279,900 Active 451 DOM
10. 2026-06-02
    days on market $279,900 Active 446 DOM
11. 2026-06-01
    days on market $279,900 Active 445 DOM
12. 2026-05-31
    days on market $279,900 Active 444 DOM
13. 2026-05-30
    days on market $279,900 Active 443 DOM
14. 2025-10-04
    price $279,900 646-char remark

    Show marketing remark (646 chars)

    Show off your style with the Daphne's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The Master Suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Daphne's flexible floor plan, featuring an optional fourth bedroom and alternative Master Bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. Explore the Matterport tour HERE! * Attached photos may include upgrades and non-standard features.

15. 2025-03-21
    price $284,900 646-char remark

    Show marketing remark (646 chars)

    Show off your style with the Daphne's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The Master Suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Daphne's flexible floor plan, featuring an optional fourth bedroom and alternative Master Bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. Explore the Matterport tour HERE! * Attached photos may include upgrades and non-standard features.

16. 2025-03-13
    listed $294,900 Active 646-char remark

    Show marketing remark (646 chars)

    Show off your style with the Daphne's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The Master Suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Daphne's flexible floor plan, featuring an optional fourth bedroom and alternative Master Bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. Explore the Matterport tour HERE! * Attached photos may include upgrades and non-standard features.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,182
• − Mortgage interest: −$17,036
• − Property taxes: −$4,562
• − Insurance: −$1,521
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$168
• − Depreciation: −$8,847
• Taxable loss: −$14,341
• Est. tax savings @ 24.0%: +$3,442
• After-tax cash flow: $-5,214/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 — Hazel Green

• Score: 69/100
• State rank: #54
• US rank: #8575

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Green, AL
• County: Madison County · 380,832 people
• City population: 14,103
• Metro: Huntsville, AL
• Population (ZIP): 13,413
• Household income: $68,389
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 162.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Asian 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Korean 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: ▲ 33.59%
• Current HPI: 444.7418
• Rent YoY: —
• 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

-5.1% since first listed

3 events — show timeline

• 2025-10-04 Price Changed $279,900 Zillow
• 2025-03-21 Price Changed $284,900 Zillow
• 2025-03-13 Listed $294,900 Zillow