302 Sunny Dell Rd · Moores Mill, AL 35810

$234,900

4 bd · 2.0 ba · 2,432 sqft · Manufactured public records · 93 Days on market

Built 2012 1.20 ac lot $97/sqft · 62% above area ↓ 10% 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).

• Cash flow +17.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT — Now $235,000! Strong investment opportunity with a potential income stream. Looking for space, privacy, and country charm while staying close to Huntsville? This 4BR/2BA home with multiple living areas on a permanent foundation sits on 1.2 acres and includes a rented RV spot with its own septic system—ideal for immediate supplemental income. Enjoy THREE huge covered porches, wheelchair ramp access, 3-bay garage/workshop w/electric, storm shelter, fenced yard, and a 2nd Garage/workshop w/ electric & water (Conveys at no value) . Located on a quiet dead-end street with quick access to 565 & 231. Roof approx. 6 years old. RV spot currently rented. Home is sold AS-IS — i

Key facts

• Front covered porch
• Fenced yard
• Storm shelter

Tags

• DETACHED GARAGE
• STORM SHELTER
• WORKSHOP
• FENCED YARD
• FRONT COVERED PORCH
• BACK PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $235k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (2.5% below list).
• Recommended offer: $214k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.8% in Moores Mill — 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 66/100 on livability (#109 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: Mt Carmel Elementary School (math 37% / reading 72%, grade C, #87 of 627 statewide, top 15%, 646 students, 34% FRL); Buckhorn Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 688 students, 38% FRL); Buckhorn High School (math 31% / reading 33%, grade F, #59 of 305 statewide, top 21%, 1,287 students, 34% FRL).
• Market conditions: Rents soft (-0.1%/yr); 340 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• At $2,291/mo this rent would consume 54% of the median local household income ($51k/yr) (locally 1223% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 93 days — a 9% lower offer ($214k) 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 $213,759 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $152,944
• List price: $234,900
• Delta: 53.59%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.50×
• Total profit: $-32,881
• Equity at exit: $35,024

10-year hold

• IRR: -11.5%
• Equity multiple: 0.40×
• Total profit: $-39,161
• Equity at exit: $20,310

Cash invested: $65,772 (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 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 340
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,291 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $186

Break-even live

Break-even rent $2,055

Max offer price $234,900

Occupancy floor 87%

Sensitivity live

Price	-10% $349	-5% $267	+0% $186	+5% $105	+10% $24
Rent	-10% $5	-5% $96	+0% $186	+5% $277	+10% $367
Rate	-1.0pp $305	-0.5pp $246	base $186	+0.5pp $125	+1.0pp $63

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Sunny Dell Rd Huntsville, AL	5.0	5.0	2700	$2,650	$0.98	15d	1	0.05mi
337 Mistfield St Huntsville, AL	3.0	2.0	1723	$1,795	$1.04	45d	1	0.52mi
104 Settlement Dr Huntsville, AL	4.0	2.0	1841	$1,950	$1.06	25d	1	0.64mi
104 Settlement Dr Huntsville, AL	4.0	2.0	1841	$1,950	$1.06	45d	1	0.64mi
313 Mchenry DR Huntsville, AL	4.0	3.0	1938	$1,970	$1.02	45d	1	1.05mi
229 Paca Ln Huntsville, AL	3.0	2.0	1850	$1,950	$1.05	45d	1	1.07mi
244 Paca Ln Huntsville, AL	4.0	2.0	2106	$2,150	$1.02	45d	1	1.09mi
244 Paca Ln Huntsville, AL	4.0	2.0	2106	$2,150	$1.02	25d	1	1.09mi
203 Arrowfeather Dr NE Meridianville, AL	3.0	2.0	2025	$1,875	$0.93	46d	1	1.09mi
150 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	25d	1	1.11mi
153 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	25d	1	1.11mi
153 Jacque Jim Dr NE Huntsville, AL	3.0	2.5	2266	$2,850	$1.26	45d	1	1.22mi

Listing history 10 events

1. 2026-06-02
   days on market $234,900 Active 93 DOM
2. 2026-06-01
   pricedays on market $234,900 Active 92 DOM
3. 2026-05-31
   days on market $235,000 Active 91 DOM
4. 2026-05-30
   days on market $235,000 Active 90 DOM
5. 2026-05-13
   price $235,000 724-char remark

   Show marketing remark (724 chars)

   PRICE IMPROVEMENT — Now $235,000! Strong investment opportunity with a potential income stream. Looking for space, privacy, and country charm while staying close to Huntsville? This 4BR/2BA home with multiple living areas on a permanent foundation sits on 1.2 acres and includes a rented RV spot with its own septic system—ideal for immediate supplemental income. Enjoy THREE huge covered porches, wheelchair ramp access, 3-bay garage/workshop w/electric, storm shelter, fenced yard, and a 2nd Garage/workshop w/ electric & water (Conveys at no value) . Located on a quiet dead-end street with quick access to 565 & 231. Roof approx. 6 years old. RV spot currently rented. Home is sold AS-IS — i

6. 2026-05-05
   price $234,900 724-char remark

   Show marketing remark (724 chars)

   PRICE IMPROVEMENT — Now $235,000! Strong investment opportunity with a potential income stream. Looking for space, privacy, and country charm while staying close to Huntsville? This 4BR/2BA home with multiple living areas on a permanent foundation sits on 1.2 acres and includes a rented RV spot with its own septic system—ideal for immediate supplemental income. Enjoy THREE huge covered porches, wheelchair ramp access, 3-bay garage/workshop w/electric, storm shelter, fenced yard, and a 2nd Garage/workshop w/ electric & water (Conveys at no value) . Located on a quiet dead-end street with quick access to 565 & 231. Roof approx. 6 years old. RV spot currently rented. Home is sold AS-IS — i

7. 2026-04-30
   price $235,000 724-char remark

   Show marketing remark (724 chars)

   PRICE IMPROVEMENT — Now $235,000! Strong investment opportunity with a potential income stream. Looking for space, privacy, and country charm while staying close to Huntsville? This 4BR/2BA home with multiple living areas on a permanent foundation sits on 1.2 acres and includes a rented RV spot with its own septic system—ideal for immediate supplemental income. Enjoy THREE huge covered porches, wheelchair ramp access, 3-bay garage/workshop w/electric, storm shelter, fenced yard, and a 2nd Garage/workshop w/ electric & water (Conveys at no value) . Located on a quiet dead-end street with quick access to 565 & 231. Roof approx. 6 years old. RV spot currently rented. Home is sold AS-IS — i

8. 2026-04-26
   price $245,900 724-char remark

   Show marketing remark (724 chars)

   PRICE IMPROVEMENT — Now $235,000! Strong investment opportunity with a potential income stream. Looking for space, privacy, and country charm while staying close to Huntsville? This 4BR/2BA home with multiple living areas on a permanent foundation sits on 1.2 acres and includes a rented RV spot with its own septic system—ideal for immediate supplemental income. Enjoy THREE huge covered porches, wheelchair ramp access, 3-bay garage/workshop w/electric, storm shelter, fenced yard, and a 2nd Garage/workshop w/ electric & water (Conveys at no value) . Located on a quiet dead-end street with quick access to 565 & 231. Roof approx. 6 years old. RV spot currently rented. Home is sold AS-IS — i

9. 2026-03-15
   price $249,900 724-char remark

   Show marketing remark (724 chars)

   PRICE IMPROVEMENT — Now $235,000! Strong investment opportunity with a potential income stream. Looking for space, privacy, and country charm while staying close to Huntsville? This 4BR/2BA home with multiple living areas on a permanent foundation sits on 1.2 acres and includes a rented RV spot with its own septic system—ideal for immediate supplemental income. Enjoy THREE huge covered porches, wheelchair ramp access, 3-bay garage/workshop w/electric, storm shelter, fenced yard, and a 2nd Garage/workshop w/ electric & water (Conveys at no value) . Located on a quiet dead-end street with quick access to 565 & 231. Roof approx. 6 years old. RV spot currently rented. Home is sold AS-IS — i

10. 2026-03-01
    listed $260,000 Active 724-char remark

    Show marketing remark (724 chars)

    PRICE IMPROVEMENT — Now $235,000! Strong investment opportunity with a potential income stream. Looking for space, privacy, and country charm while staying close to Huntsville? This 4BR/2BA home with multiple living areas on a permanent foundation sits on 1.2 acres and includes a rented RV spot with its own septic system—ideal for immediate supplemental income. Enjoy THREE huge covered porches, wheelchair ramp access, 3-bay garage/workshop w/electric, storm shelter, fenced yard, and a 2nd Garage/workshop w/ electric & water (Conveys at no value) . Located on a quiet dead-end street with quick access to 565 & 231. Roof approx. 6 years old. RV spot currently rented. Home is sold AS-IS — i

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,487
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,199
• − Management: −$2,199
• − Depreciation: −$6,833
• Taxable loss: −$1,600
• Est. tax savings @ 24.0%: +$384
• After-tax cash flow: $2,619/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 — Moores Mill

• Score: 66/100
• State rank: #109
• US rank: #11986

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moores Mill, AL
• County: Madison County · 380,832 people
• Metro: Huntsville, AL
• Population (ZIP): 32,843
• Household income: $51,233
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1223.0

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 Black (69%)
• Race & ethnicity: Black 69% White 18% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 2% Lithuanian 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -61.00%
• Current HPI: 198.9629
• Rent YoY: ▬ -0.05%
• 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

-9.6% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $235,000 VMLS
• 2026-05-05 Price Changed $234,900 VMLS
• 2026-04-30 Price Changed $235,000 VMLS
• 2026-04-26 Price Changed $245,900 VMLS
• 2026-03-15 Price Changed $249,900 VMLS
• 2026-03-01 Listed $260,000 VMLS