110 Forestbrook Dr · Huntsville, AL 35757

$299,900

3 bd · 1.5 ba · 2,840 sqft · SingleFamily public records · 71 Days on market

Built 2007 6,534 sqft lot $106/sqft · 20% below area Est $350k · 14% under $13/mo HOA · 1% of rent ↓ 4% since listing

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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 +13.9/15.0
• Cash flow +10.4/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming, spacious home with a well-designed layout in a prime location near Madison shopping and Clift Farms! This well-maintained property features major upgrades including a new roof (2020), water heater (2021), and beautiful Pergo XP flooring installed in 2016. The open, functional floor plan, including an upstairs bonus room, offers comfortable living and great flow for everyday life.The downstairs office can be converted to a 4th bedroom. Enjoy the outdoor space with several fruit trees and a garden (can be removed if desired). Convenient to dining, retail, and more!

Key facts

• 6,534 sq ft lot
• Garage
• Built 2007

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (31.1% below list).
• Recommended offer: $207k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in Huntsville — 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 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime 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 flat; 203 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $9k 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 71 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,771 (31.1% 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 71 days. Have you received any prior offers? Is the seller open to a 31% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $349,612
• List price: $299,900
• Delta: -14.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
365 Weatherford Dr NW	0.20mi	4/2.5 (+1)	2,833 (-0%)	1mo	$586,000	$207	81
114 Pettus Rd	0.33mi	4/4.0 (+1)	2,862 (+1%)	4mo	$515,000	$180	66
509 Summer Cove Cir NW	0.31mi	4/3.0 (+1)	2,985 (+5%)	1mo	$383,000	$128	65
236 Nettles Dr	0.46mi	4/3.0 (+1)	2,932 (+3%)	3mo	$531,500	$181	60
185 Spano Rd	0.38mi	3/3.0	3,204 (+13%)	1mo	$615,462	$192	54
326 Weatherford Dr	0.40mi	4/3.5 (+1)	2,573 (-9%)	3mo	$453,000	$176	50
212 Miniver Pl	0.59mi	4/3.0 (+1)	2,953 (+4%)	6mo	$597,725	$202	50
102 Ridgewood Dr	0.60mi	4/2.5 (+1)	2,640 (-7%)	5mo	$387,000	$147	47
221 Miniver Pl	0.65mi	4/3.0 (+1)	2,981 (+5%)	6mo	$617,000	$207	46
211 Miniver Pl	0.61mi	4/2.5 (+1)	2,598 (-8%)	6mo	$537,000	$207	44
304 Broadway Ln	0.52mi	4/2.5 (+1)	2,460 (-13%)	6mo	$479,900	$195	40
110 Blue Spruce Dr	0.73mi	4/3.0 (+1)	3,172 (+12%)	1mo	$558,000	$176	34

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 · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -22.3%
• Equity multiple: 0.24×
• Total profit: $-63,484
• Equity at exit: $44,716

10-year hold

• IRR: -22.4%
• Equity multiple: -0.04×
• Total profit: $-87,199
• Equity at exit: $25,930

Cash invested: $83,972 (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 35757

• Home prices YoY: -10.3%
• Rents YoY: 0.7%
• Active inventory: 203
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$81 /mo · $967/yr
• Insurance: −$125
• HOA: −$13
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-158

Break-even live

Break-even rent $2,267

Max offer price $272,031

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Sagebrook Dr Madison, AL	4.0	2.0	2099	$1,750	$0.83	43d	1	0.31mi
182 Forestbrook Dr Madison, AL	3.0	2.5	2316	$1,800	$0.78	23d	1	0.34mi
602 Penny Jar Ln NW Madison, AL	4.0	2.0	2120	$2,250	$1.06	43d	1	0.59mi
115 Willow Rose Ln Madison, AL	4.0	3.0	1942	$2,300	$1.18	13d	1	0.84mi
9420 Crysillas Dr Madison, AL	3.0	2.5	2490	$2,800	$1.12	43d	1	0.87mi
404 Jasmine Dr Madison, AL	4.0	3.5	3530	$1,895	$0.54	43d	1	0.90mi
9434 Crysillas Dr Madison, AL	3.0	3.5	3021	$3,000	$0.99	43d	1	0.95mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 16 events

1. 2026-06-18
   days on market $299,900 Active 71 DOM
2. 2026-06-17
   days on market $299,900 Active 70 DOM
3. 2026-06-16
   days on market $299,900 Active 69 DOM
4. 2026-06-15
   days on market $299,900 Active 68 DOM
5. 2026-06-14
   days on market $299,900 Active 66 DOM
6. 2026-06-10
   days on market $299,900 Active 63 DOM
7. 2026-06-09
   days on market $299,900 Active 62 DOM
8. 2026-06-09
   remarks 613-char remark
9. 2026-06-08
   days on market $299,900 Active 61 DOM
10. 2026-06-07
    days on market $299,900 Active 60 DOM
11. 2026-06-02
    days on market $299,900 Active 55 DOM
12. 2026-06-01
    days on market $299,900 Active 54 DOM
13. 2026-05-31
    days on market $299,900 Active 53 DOM
14. 2026-05-30
    days on market $299,900 Active 52 DOM
15. 2026-05-15
    price $299,900 581-char remark

    Show marketing remark (581 chars)

    Charming, spacious home with a well-designed layout in a prime location near Madison shopping and Clift Farms! This well-maintained property features major upgrades including a new roof (2020), water heater (2021), and beautiful Pergo XP flooring installed in 2016. The open, functional floor plan, including an upstairs bonus room, offers comfortable living and great flow for everyday life.The downstairs office can be converted to a 4th bedroom. Enjoy the outdoor space with several fruit trees and a garden (can be removed if desired). Convenient to dining, retail, and more!

16. 2026-04-09
    listed $311,000 Active 581-char remark

    Show marketing remark (581 chars)

    Charming, spacious home with a well-designed layout in a prime location near Madison shopping and Clift Farms! This well-maintained property features major upgrades including a new roof (2020), water heater (2021), and beautiful Pergo XP flooring installed in 2016. The open, functional floor plan, including an upstairs bonus room, offers comfortable living and great flow for everyday life.The downstairs office can be converted to a 4th bedroom. Enjoy the outdoor space with several fruit trees and a garden (can be removed if desired). Convenient to dining, retail, and more!

ⓘ 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: $967 · $81/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$263/yr (+$22/mo · 27.2%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $24,813
• − Mortgage interest: −$16,799
• − Property taxes: −$967
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$156
• − Depreciation: −$8,724
• Taxable loss: −$7,303
• Est. tax savings @ 24.0%: +$1,753
• After-tax cash flow: $-140/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 — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 18,529
• Household income: $106,175
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 242.0

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 0.56)
• Race & ethnicity: White 61% Black 26% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -31.04%
• Current HPI: 269.7329
• Rent YoY: ▲ 0.69%
• 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

-3.6% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $299,900 VMLS
• 2026-04-09 Listed $311,000 VMLS

Property tax history

+5.3%/yr

Latest (2024): $967 · +0.0% YoY. Source: county tax records.