110 Sage Ct · Hazel Green, AL 35750

$265,000

3 bd · 1.0 ba · 1,660 sqft · SingleFamily public records · 18 Days on market

Built 2022 10,018 sqft lot Est $266k · at est. $29/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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• ARV discount +7.6/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Under Construction-Great location on a cul-de-sac. The Aria is a popular versatile home. The open concept is great for entertaining. There are lots of closets and a large pantry so storage will not be an issue. A beautiful large island and stainless appliances make this a dreams kitchen. Certified smart home features included with security system, Audio/video doorbell & more! All this is in a great neighborhood close to schools, shopping and restaurants!

Key facts

• Pantry
• Large island
• Ample cabinet space

Tags

• CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• LARGE ISLAND
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• PANTRY

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $350

Exterior

• Parking: Two-car garage; Concrete driveway
• Utilities: Private sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation
• Exterior features: Lot in Townsend subdivision; Lot approximately 0.23 acres

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (35.8% below list).
• Recommended offer: $170k (35.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% in Hazel Green — 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 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); Meridianville Middle School (math 19% / reading 62%, grade F, #56 of 257 statewide, top 22%, 724 students, 45% 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 (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 256 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,235 (35.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.64% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $265,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
189 Tobin Ln	0.13mi	3/2.0	1,685 (+2%)	1mo	$250,000	$148	87
163 Whitner Dr	0.17mi	4/2.0 (+1)	1,667 (+0%)	1mo	$249,280	$150	81
171 Keller Dr	0.31mi	3/2.0	1,683 (+1%)	3mo	$279,000	$166	77
233 Tobin Ln	0.15mi	3/2.0	1,537 (-7%)	0mo	$240,000	$156	76
172 Keller Dr	0.33mi	3/2.0	1,683 (+1%)	3mo	$269,900	$160	76
169 Keller Dr	0.30mi	3/2.0	1,537 (-7%)	1mo	$261,900	$170	69
152 Cherry Laurel Dr	0.50mi	3/2.0	1,620 (-2%)	0mo	$259,000	$160	68
309 Keller Dr	0.47mi	3/2.0	1,620 (-2%)	2mo	$284,900	$176	68
104 Karenlee Cir	0.16mi	3/2.0	1,474 (-11%)	2mo	$251,900	$171	68
298 Keller Dr	0.42mi	3/2.0	1,484 (-11%)	2mo	$269,644	$182	57
174 Keller Dr	0.34mi	4/2.0 (+1)	1,841 (+11%)	1mo	$285,900	$155	56
103 NW Lindsey Ln	0.70mi	3/2.0	1,817 (+10%)	1mo	$175,000	$96	47

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $127,782
• Equity at exit: $238,733

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $388,989
• Equity at exit: $514,837

Cash invested: $74,200 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$110
• HOA: −$29
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-258

Break-even live

Break-even rent $2,029

Max offer price $219,431

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-183	+0% $-258	+5% $-333	+10% $-408
Rent	-10% $-392	-5% $-325	+0% $-258	+5% $-191	+10% $-123
Rate	-1.0pp $-125	-0.5pp $-191	base $-258	+0.5pp $-327	+1.0pp $-396

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
189 Tobin Ln Hazel Green, AL	3.0	2.0	1685	$1,775	$1.05	14d	1	0.11mi
108 Karenlee Cir Hazel Green, AL	4.0	2.0	1666	$1,685	$1.01	24d	1	0.11mi
117 Hank Ct Hazel Green, AL	3.0	2.0	1517	$1,650	$1.09	44d	1	0.13mi
236 Cherry Laurel Dr Hazel Green, AL	4.0	3.0	1964	$1,750	$0.89	24d	1	0.16mi
147 Tobin Ln Hazel Green, AL	4.0	2.0	1884	$1,700	$0.90	44d	1	0.18mi
143 Havner Dr Hazel Green, AL	4.0	2.0	1667	$1,775	$1.06	14d	1	0.21mi
169 Keller Dr Hazel Green, AL	3.0	2.0	1537	$1,665	$1.08	14d	1	0.28mi
171 Keller Dr Hazel Green, AL	3.0	2.0	1683	$1,616	$0.96	44d	1	0.28mi
137 Hazel Pine Trl Hazel Green, AL	3.0	2.0	1482	$1,650	$1.11	24d	1	0.44mi
100 Brook Glen Dr Hazel Green, AL	3.0	2.0	1336	$1,595	$1.19	14d	1	0.85mi
149 Hazel Trce Hazel Green, AL	3.0	2.0	1628	$1,695	$1.04	14d	1	1.10mi
206 Hailey May Ct Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	14d	1	1.26mi
202 Hailey May Ct Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	24d	1	1.29mi
203 Hailey May Ct Hazel Green, AL	4.0	2.0	1797	$1,695	$0.94	24d	1	1.30mi
127 London Calvin Way Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	14d	1	1.30mi
119 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	14d	1	1.32mi
115 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,734	$0.88	44d	1	1.34mi
106 London Calvin Way Hazel Green, AL	4.0	2.0	1797	$1,684	$0.94	44d	1	1.34mi
104 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,745	$0.89	24d	1	1.34mi
102 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	24d	1	1.35mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: security

Listing history 13 events

1. 2026-06-18
   days on market $265,000 Active 18 DOM
2. 2026-06-17
   days on market $265,000 Active 17 DOM
3. 2026-06-16
   days on market $265,000 Active 16 DOM
4. 2026-06-15
   days on market $265,000 Active 15 DOM
5. 2026-06-14
   days on market $265,000 Active 13 DOM
6. 2026-06-10
   days on market $265,000 Active 10 DOM
7. 2026-06-09
   days on market $265,000 Active 9 DOM
8. 2026-06-08
   days on market $265,000 Active 8 DOM
9. 2026-06-07
   days on market $265,000 Active 7 DOM
10. 2026-06-03
    days on market $265,000 Active 3 DOM
11. 2026-06-02
    days on market $265,000 Active 2 DOM
12. 2026-06-01
    remarks 602-char remark
13. 2026-06-01
    listed $265,000 Active 1 DOM

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$202/yr (+$17/mo · 22.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $20,428
• − Mortgage interest: −$14,844
• − Property taxes: −$884
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$348
• − Depreciation: −$7,709
• Taxable loss: −$7,951
• Est. tax savings @ 24.0%: +$1,908
• After-tax cash flow: $-1,187/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

-0.2% since first listed

5 events — show timeline

• 2026-05-31 Listed $265,000 VMLS
• 2022-03-29 Sold (MLS) $269,415 VMLS
• 2022-01-15 Pending — VMLS
• 2021-12-13 Price Changed $269,415 VMLS
• 2021-12-02 Listed $265,415 VMLS

Property tax history

+0.0%/yr

Latest (2024): $884 · +0.0% YoY. Source: county tax records.