118 Pauline Dr · Hazel Green, AL 35750

$315,900

4 bd · 1.0 ba · 2,533 sqft · SingleFamily public records · 62 Days on market

Built 1966 0.36 ac lot

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.1/10.0

Listing remarks

PRICE REDUCED BY $34,000!!! PRIME LOCATION-This beautifully updated full brick home offers convenience to schools, shopping restaurants. Featuring 4 spacious bedrooms, 2 full baths, formal living room, plus an inviting family room with wood-burning fireplace. Interior completely refreshed interior, fresh paint throughout, stunning kitchen renovation with new tile floors modern countertops and new range, dishwasher, & refrigerator. Original hardwoods floors have been professionally refinished. Recent improvements also include new roof & HVAC system. Enjoy privacy with partial fencing & partial wooded from the large concrete patio.

Key facts

• Large concrete patio
• New roof
• New hvac system

Tags

• UPDATED FULL BRICK HOME
• STUNNING KITCHEN RENOVATION
• NEW ROOF
• NEW HVAC SYSTEM
• LARGE CONCRETE PATIO

Property features AI

Finance

• Financial info: Property may be used commercially or residentially (opportunity for office or business use)
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Attached two-car garage with garage door opener; Concrete driveway
• Utilities: Public water; Septic tank; Electric service (standard)
• Home design: Single-family residence; One-story; Brick construction
• Construction: Brick construction
• Exterior features: Public water; Septic tank

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood-burning fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $316k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (19.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (39.3% below list).
• Recommended offer: $192k (39.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Hazel Green — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 260 active listings in the ZIP; 13 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).
• This rent runs 34% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask has dropped $34k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $210k; list at $316k implies a 50% gain — meaningful room to come down on a strong offer.

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 $191,734 (39.3% 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 62 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.61% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $149,531
• Equity at exit: $284,588

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $457,591
• Equity at exit: $613,724

Cash invested: $88,452 (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: 13.7×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,657
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$132
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-351

Break-even live

Break-even rent $2,362

Max offer price $253,910

Occupancy floor —

Sensitivity live

Price	-10% $-172	-5% $-262	+0% $-351	+5% $-440	+10% $-530
Rent	-10% $-502	-5% $-427	+0% $-351	+5% $-275	+10% $-199
Rate	-1.0pp $-192	-0.5pp $-271	base $-351	+0.5pp $-433	+1.0pp $-516

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: $78,975
• Closing costs: $9,477
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Hibiscus Dr Hazel Green, AL	4.0	3.0	2502	$2,595	$1.04	23d	1	0.80mi
120 Elledge Farm Dr Hazel Green, AL	4.0	2.0	1999	$1,999	$1.00	25d	1	1.16mi
115 Elledge Farm Dr Hazel Green, AL	4.0	2.5	1990	$1,648	$0.83	25d	1	1.21mi
174 Meadow Ridge Dr Hazel Green, AL	4.0	2.5	1932	$1,850	$0.96	25d	1	1.22mi
102 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	25d	1	1.25mi
104 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,745	$0.89	25d	1	1.26mi
106 London Calvin Way Hazel Green, AL	4.0	2.0	1797	$1,684	$0.94	46d	1	1.28mi
203 Hailey May Ct Hazel Green, AL	4.0	2.0	1797	$1,695	$0.94	25d	1	1.31mi
206 Hailey May Ct Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	16d	1	1.32mi
115 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,734	$0.88	46d	1	1.33mi
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	25d	1	1.35mi
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	46d	1	1.35mi
119 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	16d	1	1.35mi

Listing history 28 events

1. 2026-06-22
   days on market $315,900 Active 62 DOM
2. 2026-06-18
   days on market $315,900 Active 59 DOM
3. 2026-06-17
   days on market $315,900 Active 58 DOM
4. 2026-06-16
   days on market $315,900 Active 57 DOM
5. 2026-06-15
   days on market $315,900 Active 56 DOM
6. 2026-06-14
   days on market $315,900 Active 54 DOM
7. 2026-06-10
   days on market $315,900 Active 51 DOM
8. 2026-06-09
   days on market $315,900 Active 50 DOM
9. 2026-06-08
   days on market $315,900 Active 49 DOM
10. 2026-06-07
    days on market $315,900 Active 48 DOM
11. 2026-06-02
    days on market $315,900 Active 43 DOM
12. 2026-06-01
    days on market $315,900 Active 42 DOM
13. 2026-05-31
    days on market $315,900 Active 41 DOM
14. 2026-05-30
    days on market $315,900 Active 40 DOM
15. 2026-05-19
    status Active
16. 2026-02-12
    listed $349,900 Active
17. 2026-02-03
    historical
18. 2026-02-03
    listed $379,900
19. 2025-09-06
    listed $389,900 Active
20. 2025-05-29
    price $379,900
21. 2025-01-16
    listed $400,000 Active
22. 2024-06-10
    soldstatus $210,000
23. 2024-03-26
    listed $250,000 Active
24. 2020-07-22
    soldstatus $130,000 Sold
25. 2020-07-07
    historical Contingent
26. 2020-05-06
    listed $150,000 Active
27. 2015-04-13
    soldstatus $107,000
28. 2015-02-04
    listed $90,000

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$367/yr (+$31/mo · 39.5%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $23,008
• − Mortgage interest: −$17,695
• − Property taxes: −$928
• − Insurance: −$1,580
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$9,190
• Taxable loss: −$10,066
• Est. tax savings @ 24.0%: +$2,416
• After-tax cash flow: $-1,795/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

+288.8% since first listed

14 events — show timeline

• 2026-05-19 Relisted — VMLS
• 2026-02-12 Listed $349,900 VMLS
• 2026-02-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-03 Listed $379,900 REALTRACS as Distributed by MLS Grid
• 2025-09-06 Listed $389,900 VMLS
• 2025-05-29 Price Changed $379,900 VMLS
• 2025-01-16 Listed $400,000 VMLS
• 2024-06-10 Sold (Public Records) $210,000 Public Records
• 2024-03-26 Listed $250,000 VMLS
• 2020-07-22 Sold (MLS) $130,000 VMLS
• 2020-07-07 Contingent — VMLS
• 2020-05-06 Listed $150,000 VMLS
• 2015-04-13 Sold (MLS) $107,000 VMLS
• 2015-02-04 Listed $90,000 VMLS

Property tax history

+3.0%/yr

Latest (2020): $928 · +5.2% YoY. Source: county tax records.