7176 Moores Mill Rd · Moores Mill, AL 35811

$180,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 89 Days on market

Built 1959 0.50 ac lot $173/sqft · 28% below area Est $249k · 28% under

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Why this score? — see what drove the C+ 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.5/10.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

REMODELED AND MOVE IN READY! THIS HOME SITS ON A CORNER LOT, HAS NO HOA, AND OFFERS A DETACHED STORAGE BUILDING WITH CABINET/SHELVING! MATURE TREES, COVERED PORCHES, CARPORT, SUPPLEMENTAL HEAT PLUS AN HVAC SYSTEM AND MORE! INSIDE YOU WILL APPRECIATE THE NEW! FROM NEW APPLIANCES TO PAINT, FLOORING, COUNTERTOPS! THIS HOME IS A MUST SEE! MOVE IN READY WITH REFRIGERATOR!

Key facts

• Covered porches
• New flooring
• New appliances

Tags

• CORNER LOT
• DETACHED STORAGE BUILDING
• COVERED PORCHES
• NEW APPLIANCES
• NEW FLOORING
• NEW COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/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 $171k (4.9% below list).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: schools F, 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: Rents rising fast (+6.8%/yr); 560 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.95% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.8

CMA / ARV

• ARV (median comp): $248,911
• List price: $180,000
• Delta: -27.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Ruby Dr	0.20mi	3/2.0 (+1)	1,139 (+10%)	14mo	$205,000	$180	54

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-4,339
• Equity at exit: $26,839

10-year hold

• IRR: 10.9%
• Equity multiple: 1.98×
• Total profit: $49,440
• Equity at exit: $15,563

Cash invested: $50,400 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 560
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,712 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $284

Break-even live

Break-even rent $1,353

Max offer price $180,000

Occupancy floor 78%

Sensitivity live

Price	-10% $386	-5% $335	+0% $284	+5% $233	+10% $182
Rent	-10% $149	-5% $216	+0% $284	+5% $352	+10% $419
Rate	-1.0pp $375	-0.5pp $330	base $284	+0.5pp $237	+1.0pp $190

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,100	$1.46	14d	1	1.04mi
149 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,000	$1.39	14d	1	1.04mi

Listing history 23 events

1. 2026-06-18
   days on market $180,000 Active 89 DOM
2. 2026-06-17
   days on market $180,000 Active 88 DOM
3. 2026-06-16
   pricedays on market $180,000 Active 87 DOM
4. 2026-06-15
   days on market $190,000 Active 86 DOM
5. 2026-06-14
   days on market $190,000 Active 84 DOM
6. 2026-06-10
   days on market $190,000 Active 81 DOM
7. 2026-06-09
   days on market $190,000 Active 80 DOM
8. 2026-06-08
   days on market $190,000 Active 79 DOM
9. 2026-06-07
   days on market $190,000 Active 78 DOM
10. 2026-06-02
    days on market $190,000 Active 73 DOM
11. 2026-06-01
    days on market $190,000 Active 72 DOM
12. 2026-05-31
    days on market $190,000 Active 71 DOM
13. 2026-05-30
    days on market $190,000 Active 70 DOM
14. 2026-05-07
    price $190,000 375-char remark

    Show marketing remark (375 chars)

    REMODELED AND MOVE IN READY! THIS HOME SITS ON A CORNER LOT, HAS NO HOA, AND OFFERS A DETACHED STORAGE BUILDING WITH CABINET/SHELVING! MATURE TREES, COVERED PORCHES, CARPORT, SUPPLEMENTAL HEAT PLUS AN HVAC SYSTEM AND MORE! INSIDE YOU WILL APPRECIATE THE NEW! FROM NEW APPLIANCES TO PAINT, FLOORING, COUNTERTOPS! THIS HOME IS A MUST SEE! MOVE IN READY WITH REFRIGERATOR!

15. 2026-03-21
    listed $215,000 Active 375-char remark

    Show marketing remark (375 chars)

    REMODELED AND MOVE IN READY! THIS HOME SITS ON A CORNER LOT, HAS NO HOA, AND OFFERS A DETACHED STORAGE BUILDING WITH CABINET/SHELVING! MATURE TREES, COVERED PORCHES, CARPORT, SUPPLEMENTAL HEAT PLUS AN HVAC SYSTEM AND MORE! INSIDE YOU WILL APPRECIATE THE NEW! FROM NEW APPLIANCES TO PAINT, FLOORING, COUNTERTOPS! THIS HOME IS A MUST SEE! MOVE IN READY WITH REFRIGERATOR!

16. 2026-01-05
    soldstatus $150,000
17. 2026-01-02
    soldstatus $140,000 Sold 181-char remark

    Show marketing remark (181 chars)

    Kitchen and bathroom have been remodeled. Very nice home on a large corner lot. New carpet in living room. Vinyl siding, large 6x20 front porch. Two sheds one 16x16 the other 10x20.

18. 2025-12-12
    status Pending 181-char remark

    Show marketing remark (181 chars)

    Kitchen and bathroom have been remodeled. Very nice home on a large corner lot. New carpet in living room. Vinyl siding, large 6x20 front porch. Two sheds one 16x16 the other 10x20.

19. 2025-12-08
    price $162,900 181-char remark

    Show marketing remark (181 chars)

    Kitchen and bathroom have been remodeled. Very nice home on a large corner lot. New carpet in living room. Vinyl siding, large 6x20 front porch. Two sheds one 16x16 the other 10x20.

20. 2025-12-01
    price $169,000 181-char remark

    Show marketing remark (181 chars)

    Kitchen and bathroom have been remodeled. Very nice home on a large corner lot. New carpet in living room. Vinyl siding, large 6x20 front porch. Two sheds one 16x16 the other 10x20.

21. 2025-11-24
    price $169,500 181-char remark

    Show marketing remark (181 chars)

    Kitchen and bathroom have been remodeled. Very nice home on a large corner lot. New carpet in living room. Vinyl siding, large 6x20 front porch. Two sheds one 16x16 the other 10x20.

22. 2025-11-18
    price $169,800 181-char remark

    Show marketing remark (181 chars)

    Kitchen and bathroom have been remodeled. Very nice home on a large corner lot. New carpet in living room. Vinyl siding, large 6x20 front porch. Two sheds one 16x16 the other 10x20.

23. 2025-11-17
    listed $169,900 Active 181-char remark

    Show marketing remark (181 chars)

    Kitchen and bathroom have been remodeled. Very nice home on a large corner lot. New carpet in living room. Vinyl siding, large 6x20 front porch. Two sheds one 16x16 the other 10x20.

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$143/yr (+$12/mo · 24.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $20,547
• − Mortgage interest: −$10,083
• − Property taxes: −$595
• − Insurance: −$900
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,236
• Taxable income: $445
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $3,303/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): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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

+11.8% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $190,000 VMLS
• 2026-03-21 Listed $215,000 VMLS
• 2026-01-05 Sold (Public Records) $150,000 Public Records
• 2026-01-02 Sold (MLS) $140,000 VMLS
• 2025-12-12 Pending — VMLS
• 2025-12-08 Price Changed $162,900 VMLS
• 2025-12-01 Price Changed $169,000 VMLS
• 2025-11-24 Price Changed $169,500 VMLS
• 2025-11-18 Price Changed $169,800 VMLS
• 2025-11-17 Listed $169,900 VMLS

Property tax history

+5.0%/yr

Latest (2024): $595 · +2.1% YoY. Source: county tax records.