103 Hillis Ln · Hazel Green, AL 35750

$317,900

3 bd · 1.0 ba · 2,313 sqft · SingleFamily public records · 80 Days on market

Built 2021 8,276 sqft lot $137/sqft · 10% below area Est $353k · 10% under $33/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 +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.4/10.0

Listing remarks MLS

Designed for connection, built for everyday living. This 3 bedroom, 2 bath home offers 2,303 sq ft of open concept living with a seamless flow from the spacious family room to the kitchen and dining area, ideal for entertaining. The kitchen features granite countertops, tile backsplash, 30 inch gas range, and GE stainless steel appliances. Flex room for office or formal dining, plus drop zone cubby. Oversized primary suite with glamour bath, garden tub, double vanity, and large closet with laundry access. Full brick home with covered patios and sprinkler system. Located in growing Hazel Green near Highway 231/431 with easy access to Huntsville and Redstone Arsenal.

Key facts

• 30 inch gas range
• Open concept living
• Flex room

Tags

• OPEN CONCEPT LIVING
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• 30 INCH GAS RANGE
• GE STAINLESS STEEL APPLIANCES
• FLEX ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $-577 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (46.3% below list).
• Recommended offer: $171k (46.3% 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: amenities F, commute F, employment 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: Hazel Green Elementary School (math 23% / reading 58%, grade F, #238 of 627 statewide, top 38%, 738 students, 50% FRL); Moores Mill Intermediate School (math 42% / reading 66%, grade B-, #20 of 257 statewide, top 8%, 840 students, 46% FRL); Hazel Green High School (math 23% / reading 31%, grade F, #90 of 305 statewide, top 35%, 1,348 students, 42% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $170,871 (46.3% 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 80 days. Have you received any prior offers? Is the seller open to a 46% 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: 0.54% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.78%
• DSCR: 0.65
• GRM: 15.5

CMA / ARV

• ARV (median comp): $352,500
• List price: $317,900
• Delta: -9.82%
• 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
109 Huffman St	0.06mi	3/2.5	2,209 (-4%)	3mo	$324,900	$147	81
112 Huffman St	0.06mi	3/2.5	2,209 (-4%)	8mo	$339,900	$154	77
113 Huffman St	0.08mi	4/3.0 (+1)	2,583 (+12%)	2mo	$359,900	$139	62
137 Sublett Dr	0.15mi	4/2.5 (+1)	2,572 (+11%)	2mo	$309,000	$120	61
271 Shubert Dr	0.24mi	4/3.0 (+1)	2,583 (+12%)	12mo	$345,900	$134	46
104 Whitner Dr	0.28mi	4/2.0 (+1)	2,022 (-13%)	13mo	$327,000	$162	46
101 Oliver Ct	0.48mi	4/2.5 (+1)	2,050 (-11%)	6mo	$254,900	$124	42
299 Keller Dr	0.50mi	4/3.0 (+1)	2,136 (-8%)	12mo	$317,181	$148	41
122 Hazel Pine Trl	0.74mi	4/3.0 (+1)	2,136 (-8%)	1mo	$302,890	$142	39
228 Cherry Laurel Dr	0.61mi	3/2.0	1,972 (-15%)	10mo	$260,000	$132	34
103 Covey Ln	0.59mi	3/3.0	2,645 (+14%)	11mo	$440,000	$166	32
120 Twin Rivers Dr	0.73mi	4/2.5 (+1)	2,651 (+15%)	11mo	$465,000	$175	21

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $136,220
• Equity at exit: $286,390

10-year hold

• IRR: 17.4%
• Equity multiple: 5.83×
• Total profit: $429,788
• Equity at exit: $617,610

Cash invested: $89,012 (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: 260
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$1,667
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$132
• HOA: −$33
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-577

Break-even live

Break-even rent $2,440

Max offer price $215,894

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-487	+0% $-577	+5% $-667	+10% $-757
Rent	-10% $-712	-5% $-645	+0% $-577	+5% $-510	+10% $-442
Rate	-1.0pp $-417	-0.5pp $-497	base $-577	+0.5pp $-660	+1.0pp $-744

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: $79,475
• Closing costs: $9,537
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
171 Keller Dr Hazel Green, AL	3.0	2.0	1683	$1,616	$0.96	45d	1	0.34mi
143 Havner Dr Hazel Green, AL	4.0	2.0	1667	$1,775	$1.06	15d	1	0.34mi
147 Tobin Ln Hazel Green, AL	4.0	2.0	1884	$1,700	$0.90	45d	1	0.38mi
108 Karenlee Cir Hazel Green, AL	4.0	2.0	1666	$1,685	$1.01	25d	1	0.41mi
189 Tobin Ln Hazel Green, AL	3.0	2.0	1685	$1,775	$1.05	15d	1	0.45mi
236 Cherry Laurel Dr Hazel Green, AL	4.0	3.0	1964	$1,750	$0.89	25d	1	0.55mi
206 Hailey May Ct Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	15d	1	0.93mi
202 Hailey May Ct Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	25d	1	0.96mi
203 Hailey May Ct Hazel Green, AL	4.0	2.0	1797	$1,695	$0.94	25d	1	0.97mi
127 London Calvin Way Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	15d	1	0.99mi
104 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,745	$0.89	25d	1	0.99mi
106 London Calvin Way Hazel Green, AL	4.0	2.0	1797	$1,684	$0.94	45d	1	0.99mi
119 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	15d	1	1.00mi
102 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	25d	1	1.00mi
115 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,734	$0.88	45d	1	1.01mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-22
   days on market $317,900 Active 80 DOM
2. 2026-06-18
   days on market $317,900 Active 77 DOM
3. 2026-06-17
   days on market $317,900 Active 76 DOM
4. 2026-06-16
   days on market $317,900 Active 75 DOM
5. 2026-06-15
   days on market $317,900 Active 74 DOM
6. 2026-06-14
   days on market $317,900 Active 72 DOM
7. 2026-06-10
   days on market $317,900 Active 69 DOM
8. 2026-06-09
   days on market $317,900 Active 68 DOM
9. 2026-06-08
   days on market $317,900 Active 67 DOM
10. 2026-06-07
    days on market $317,900 Active 66 DOM
11. 2026-06-02
    days on market $317,900 Active 61 DOM
12. 2026-06-01
    days on market $317,900 Active 60 DOM
13. 2026-05-31
    days on market $317,900 Active 59 DOM
14. 2026-05-30
    days on market $317,900 Active 58 DOM
15. 2026-04-02
    listed $317,900 Active 673-char remark

    Show marketing remark (673 chars)

    Designed for connection, built for everyday living. This 3 bedroom, 2 bath home offers 2,303 sq ft of open concept living with a seamless flow from the spacious family room to the kitchen and dining area, ideal for entertaining. The kitchen features granite countertops, tile backsplash, 30 inch gas range, and GE stainless steel appliances. Flex room for office or formal dining, plus drop zone cubby. Oversized primary suite with glamour bath, garden tub, double vanity, and large closet with laundry access. Full brick home with covered patios and sprinkler system. Located in growing Hazel Green near Highway 231/431 with easy access to Huntsville and Redstone Arsenal.

16. 2022-02-12
    listed $312,900 691-char remark

    Show marketing remark (691 chars)

    Under Construction-UNDER CONSTRUCTION - Estimated Completion Feb/March BY APPOINTMENT ONLY - Absolute Most Home For The Money!! Don't miss out on this unique opportunity in Hazel Green's fastest growing community. The Chapman plan offers an open floor plan with 3 bedrooms and a 2 car garage!! Chef's Kitchen featuring a beautiful backsplash, granite countertops, 30" gas range and GE stainless steel appliances! Drop zone cubby. Flex room can be used as formal dining or office. Large master bedroom with master glamour bath including 5’ garden tub, double sinks and large master closet. Full brick exterior, covered front and back patios and sprinkler system on a beautiful lot.

17. 2022-02-11
    soldstatus $312,900 691-char remark

    Show marketing remark (691 chars)

    Under Construction-UNDER CONSTRUCTION - Estimated Completion Feb/March BY APPOINTMENT ONLY - Absolute Most Home For The Money!! Don't miss out on this unique opportunity in Hazel Green's fastest growing community. The Chapman plan offers an open floor plan with 3 bedrooms and a 2 car garage!! Chef's Kitchen featuring a beautiful backsplash, granite countertops, 30" gas range and GE stainless steel appliances! Drop zone cubby. Flex room can be used as formal dining or office. Large master bedroom with master glamour bath including 5’ garden tub, double sinks and large master closet. Full brick exterior, covered front and back patios and sprinkler system on a beautiful lot.

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,137 · $95/mo
• Projected year-2 tax: $1,303 · $109/mo
• Expected delta: +$166/yr (+$14/mo · 14.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,505
• − Mortgage interest: −$17,807
• − Property taxes: −$1,137
• − Insurance: −$1,590
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − HOA: −$396
• − Depreciation: −$9,248
• Taxable loss: −$12,954
• Est. tax savings @ 24.0%: +$3,109
• After-tax cash flow: $-3,820/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: 13,413
• 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

+1.6% since first listed

3 events — show timeline

• 2026-04-02 Listed $317,900 VMLS
• 2022-02-12 Listed $312,900 VMLS
• 2022-02-11 Sold (MLS) $312,900 VMLS

Property tax history

+0.0%/yr

Latest (2024): $1,137 · +0.0% YoY. Source: county tax records.