Greenbrier II Tanger Glen Trl · Huntsville, AL 35749

$261,900

3 bd · 2.5 ba · 2,237 sqft · SingleFamily · 429 Days on market

Good condition 4,356 sqft lot $117/sqft · 6% below area Est $279k · 6% under $29/mo HOA · 1% of rent ↓ 2% 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).

• ARV discount +10.3/15.0
• Cash flow +9.5/30.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

Key facts

• Covered front porch
• Island kitchen
• Open family room

Tags

• COVERED FRONT PORCH
• ISLAND KITCHEN
• LARGE PANTRY
• OPEN FAMILY ROOM
• DIRECT ACCESS TO BACKYARD
• UPSTAIRS OWNER'S SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $262k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (19.8% below list).
• Recommended offer: $210k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 790 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k 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 429 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,944 (19.8% 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 429 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $279,200
• List price: $261,900
• Delta: -6.20%
• 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
1129 Tanger Glen Trl NW	0.06mi	3/2.5	1,933 (-14%)	1mo	$288,847	$149	74
358 Sandy Oak Dr	0.31mi	4/3.0 (+1)	2,361 (+6%)	0mo	$380,900	$161	69
388 Sandy Oak Dr	0.30mi	4/3.0 (+1)	2,361 (+6%)	1mo	$373,900	$158	69
377 Sandy Oak Dr	0.32mi	4/3.0 (+1)	2,108 (-6%)	1mo	$338,900	$161	67
130 Duskwood Dr	0.38mi	4/3.0 (+1)	2,377 (+6%)	1mo	$369,400	$155	64
30057 Glenrose Way	0.25mi	4/2.5 (+1)	2,492 (+11%)	1mo	$225,000	$90	64
378 Sandy Oak Dr	0.30mi	4/3.0 (+1)	2,019 (-10%)	0mo	$346,900	$172	62
382 Sandy Oak Dr	0.30mi	4/3.0 (+1)	2,019 (-10%)	1mo	$342,900	$170	62
127 Duskwood Dr	0.43mi	4/3.0 (+1)	2,377 (+6%)	1mo	$375,900	$158	62
386 Sandy Oak Dr	0.30mi	4/3.0 (+1)	2,019 (-10%)	1mo	$343,900	$170	62
312 Sandy Oak Dr	0.33mi	4/3.0 (+1)	2,019 (-10%)	0mo	$350,000	$173	61
17210 Fieldway Cir	0.56mi	4/2.0 (+1)	2,010 (-10%)	1mo	$337,000	$168	49

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: -23.7%
• Equity multiple: 0.20×
• Total profit: $-58,405
• Equity at exit: $39,050

10-year hold

• IRR: -26.2%
• Equity multiple: -0.13×
• Total profit: $-83,228
• Equity at exit: $22,644

Cash invested: $73,332 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 65 active · 64 under contract
• Months of supply: 5.3 mo (19%/mo absorbed)
• Median asking: $329,900 ($157/sqft)
• Median days on market: 83 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -20.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 790
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,099 high
• Mortgage (P&I): −$1,373
• Tax est. 1.5%: −$327 /mo · $3,928/yr
• Insurance: −$109
• HOA: −$29
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-180

Break-even live

Break-even rent $2,328

Max offer price $235,801

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-90	+0% $-180	+5% $-271	+10% $-361
Rent	-10% $-346	-5% $-263	+0% $-180	+5% $-97	+10% $-15
Rate	-1.0pp $-48	-0.5pp $-114	base $-180	+0.5pp $-248	+1.0pp $-317

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: $65,475
• Closing costs: $7,857
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Smith Vasser Rd Harvest, AL	4.0	3.0	2620	$2,300	$0.88	93d	1	0.29mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	72d	1	0.30mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	72d	1	0.40mi
227 Poplar Hollow Dr Harvest, AL	4.0	3.0	2108	$2,100	$1.00	93d	1	0.48mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	70d	1	0.63mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	93d	1	0.84mi
29419 Canoe Cir NW Harvest, AL	4.0	2.5	1964	$2,095	$1.07	72d	1	1.09mi
15980 Trey Hughes Dr Harvest, AL	4.0	2.5	1898	$1,686	$0.89	93d	1	1.10mi
15881 Elaine Ct Unit 1250617P Harvest, AL	3.0	2.0	2497	$4,891	$1.96	63d	1	1.13mi
179 Raspberry Way Madison, AL	4.0	2.0	2021	$2,000	$0.99	72d	1	1.22mi

Listing history 30 events

1. 2026-07-01
   days on market $261,900 Active 429 DOM
2. 2026-06-30
   days on market $261,900 Active 428 DOM
3. 2026-06-29
   days on market $261,900 Active 427 DOM
4. 2026-06-28
   days on market $261,900 Active 426 DOM
5. 2026-06-28
   days on market $261,900 Active 425 DOM
6. 2026-06-25
   days on market $261,900 Active 422 DOM
7. 2026-06-23
   days on market $261,900 Active 420 DOM
8. 2026-06-22
   days on market $261,900 Active 419 DOM
9. 2026-06-18
   days on market $261,900 Active 416 DOM
10. 2026-06-17
    days on market $261,900 Active 415 DOM
11. 2026-06-16
    days on market $261,900 Active 414 DOM
12. 2026-06-15
    days on market $261,900 Active 413 DOM
13. 2026-06-14
    days on market $261,900 Active 411 DOM
14. 2026-06-10
    days on market $261,900 Active 408 DOM
15. 2026-06-09
    days on market $261,900 Active 407 DOM
16. 2026-06-08
    days on market $261,900 Active 406 DOM
17. 2026-06-07
    days on market $261,900 Active 405 DOM
18. 2026-06-03
    days on market $261,900 Active 401 DOM
19. 2026-06-02
    days on market $261,900 Active 400 DOM
20. 2026-06-01
    days on market $261,900 Active 399 DOM
21. 2026-05-31
    days on market $261,900 Active 398 DOM
22. 2026-05-30
    days on market $261,900 Active 397 DOM
23. 2026-05-01
    price $271,900 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

24. 2026-04-01
    price $270,900 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

25. 2026-02-10
    price $269,900 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

26. 2025-12-02
    price $282,900 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

27. 2025-11-04
    price $281,900 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

28. 2025-08-02
    price $279,900 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

29. 2025-05-10
    price $278,900 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

30. 2025-04-28
    listed $277,900 Active 592-char remark

    Show marketing remark (592 chars)

    Proposed Construction-The Greenbrier II has it all. Main level kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook! REPRESENTATIVE IMAGES - ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,193
• − Mortgage interest: −$14,670
• − Property taxes: −$3,928
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,015
• − Management: −$2,015
• − HOA: −$348
• − Depreciation: −$7,619
• Taxable loss: −$6,713
• Est. tax savings @ 24.0%: +$1,611
• After-tax cash flow: $-553/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This home is in excellent condition with modern finishes and a well-maintained exterior. It has the potential to be a great investment with minor updates to the exterior and landscaping.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Monrovia Elementary School C AL #100/627 Nat'l #10,986/41,679 Middle Williams Middle School F AL #101/257 Nat'l #8,059/14,009 High Columbia High School F AL #220/305 Nat'l #15,534/17,239

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

A Composite livability gradescore 82/100

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

• Census place: Huntsville, AL
• County: Madison County · 392,086 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: 11% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Price history

-2.2% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $271,900 VMLS
• 2026-04-01 Price Changed $270,900 VMLS
• 2026-02-10 Price Changed $269,900 VMLS
• 2025-12-02 Price Changed $282,900 VMLS
• 2025-11-04 Price Changed $281,900 VMLS
• 2025-08-02 Price Changed $279,900 VMLS
• 2025-05-10 Price Changed $278,900 VMLS
• 2025-04-28 Listed $277,900 VMLS