116 Carnegie Loop · Meridianville, AL 35759

$234,900

3 bd · 1.0 ba · 1,385 sqft · SingleFamily public records · 16 Days on market

Built 1999 0.44 ac lot Est $237k · at est.

---

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 +13.1/30.0
• ARV discount +7.9/15.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained 3-bedroom, 2-bath home in Meridianville offers nearly 1,400 square feet of comfortable living space with a functional layout designed for everyday living. The inviting living area flows into the kitchen and dining space, creating a practical setting for both relaxing and entertaining. The primary suite provides a private retreat, while two additional bedrooms offer flexibility for guests, a home office, or hobbies. Outside, enjoy a spacious yard with room to garden, play, or unwind. Conveniently located near shopping, dining, outdoor recreation, and Huntsville's many amenities.

Key facts

• Spacious yard
• Near dining
• Inviting living area

Tags

• FUNCTIONAL LAYOUT
• INVITING LIVING AREA
• PRIVATE RETREAT
• SPACIOUS YARD
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Lot about 0.44 acres (approx. 19,166 sq ft); Lot dimensions: 102.54 x 187.74 x 96.34 x 187.50
• HOA & community: No homeowners association; Subdivision: The Crossing

Exterior

• Parking: Attached garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property; Built in 1999; One story
• Construction: Living area approximately 1,385 square feet
• Exterior features: Public water; Septic tank

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; One level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-8 ($-99/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (26.2% below list).
• Recommended offer: $173k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Meridianville — 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 65/100 on livability (#118 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime 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: 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: Rents flat; 492 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $121k; list at $235k implies a 94% 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 $173,468 (26.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.74% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $236,835
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Carnegie Loop	0.02mi	3/2.0	1,200 (-13%)	1mo	$249,900	$208	72
107 Carnegie Loop	0.07mi	3/2.0	1,590 (+15%)	2mo	$250,000	$157	66
100 Pickering Cir	0.58mi	3/2.0	1,477 (+7%)	9mo	$286,000	$194	50
145 Crossing Blvd	0.25mi	3/2.0	1,250 (-10%)	22mo	$243,900	$195	50
126 Bellhurst Rd	0.62mi	3/2.0	1,540 (+11%)	3mo	$260,000	$169	46
118 Rosa Lee Dr	0.50mi	3/2.0	1,502 (+8%)	17mo	$257,500	$171	44
101 Rosa Lee Dr	0.60mi	3/2.0	1,512 (+9%)	10mo	$269,000	$178	44
156 Patterson Ln	0.39mi	3/2.0	1,550 (+12%)	20mo	$200,200	$129	42
102 Highgate Cir	0.66mi	3/2.0	1,533 (+11%)	8mo	$235,000	$153	41
157 Carnegie Loop	0.32mi	3/2.0	1,586 (+14%)	21mo	$297,500	$188	39
204 Callaway Ln	0.73mi	3/2.0	1,512 (+9%)	15mo	$235,000	$155	34
117 Bellhurst Rd	0.58mi	3/2.0	1,575 (+14%)	19mo	$225,000	$143	30

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-42,890
• Equity at exit: $35,024

10-year hold

• IRR: -16.6%
• Equity multiple: 0.17×
• Total profit: $-54,841
• 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 35759

• Home prices YoY: -6.1%
• Rents YoY: 0.6%
• Active inventory: 492
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-8

Break-even live

Break-even rent $1,745

Max offer price $233,435

Occupancy floor 95%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Shaverlee Ct Meridianville, AL	3.0	2.0	1590	$1,650	$1.04	43d	1	0.53mi
121 Balboa Rd Meridianville, AL	4.0	2.0	1863	$1,800	$0.97	43d	1	0.87mi
247 Susan Lynn Dr Meridianville, AL	3.0	2.5	1772	$1,500	$0.85	43d	1	0.96mi
245 Susan Lynn Dr Meridianville, AL	3.0	2.5	1772	$1,500	$0.85	43d	1	0.97mi
304 Allene Way Meridianville, AL	3.0	2.0	1703	$1,800	$1.06	21d	1	1.02mi
169 Susan Lynn DR Hazel Green, AL	3.0	2.5	1760	$1,475	$0.84	23d	1	1.04mi
163 Susan Lynn Dr Meridianville, AL	3.0	2.5	1760	$1,695	$0.96	43d	1	1.06mi
243 Susan Lynn Dr Meridianville, AL	3.0	2.5	1772	$1,500	$0.85	43d	1	1.08mi
201 Wilcot Rd Meridianville, AL	3.0	2.0	1712	$1,903	$1.11	23d	1	1.42mi
126 Claybill Dr Unit B Meridianville, AL	2.0	2.0	1100	$1,000	$0.91	13d	1	1.50mi

Listing history 11 events

1. 2026-06-18
   days on market $234,900 Active 16 DOM
2. 2026-06-17
   days on market $234,900 Active 15 DOM
3. 2026-06-16
   days on market $234,900 Active 14 DOM
4. 2026-06-15
   days on market $234,900 Active 13 DOM
5. 2026-06-14
   days on market $234,900 Active 11 DOM
6. 2026-06-10
   days on market $234,900 Active 8 DOM
7. 2026-06-09
   days on market $234,900 Active 7 DOM
8. 2026-06-08
   days on market $234,900 Active 6 DOM
9. 2026-06-07
   days on market $234,900 Active 5 DOM
10. 2026-06-03
    remarks 605-char remark
11. 2026-06-03
    listed $234,900 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: $588 · $49/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$375/yr (+$31/mo · 63.9%)

ⓘ 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 2/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,816
• − Mortgage interest: −$13,158
• − Property taxes: −$588
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$6,833
• Taxable loss: −$4,268
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $925/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 — Meridianville

• Score: 65/100
• State rank: #118
• US rank: #12516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridianville, AL
• County: Madison County · 380,832 people
• City population: 14,103
• Metro: Huntsville, AL
• Population (ZIP): 14,103
• Household income: $102,880
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 148.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 8% Hispanic / Latino 4% Native American 3% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -18.37%
• Current HPI: 282.7104
• Rent YoY: ▲ 0.55%
• 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

+94.4% since first listed

2 events — show timeline

• 2026-06-02 Listed $234,900 VMLS
• 2009-07-22 Sold (Public Records) $120,808 Public Records

Property tax history

+4.3%/yr

Latest (2024): $588 · +4.7% YoY. Source: county tax records.