307 Acorn Grove Ln SW · Huntsville, AL 35824

$325,000

4 bd · 2.0 ba · 2,514 sqft · SingleFamily public records · 12 Days on market

Built 2009 0.33 ac lot $129/sqft · 18% below area Est $353k · 8% under $33/mo HOA · 1% 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).

• ARV discount +11.0/15.0
• Appreciation +8.3/10.0
• Cash flow +8.2/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.8/10.0
• Rent growth +1.6/5.0

Listing remarks

Just 5 minutes from Town Madison, this beautifully updated Craftsman-style home is tucked inside a community designed for enjoying the outdoors every day. From lakes and walking areas to tennis courts, a pool, clubhouse, and playground, you can experience an active lifestyle without ever leaving home. This 4 bedroom, 3 bathroom home has been updated throughout with new floors, granite countertops, appliances, lighting, and more. Enjoy the covered front porch and covered patio, perfect for relaxing or entertaining. The extended driveway provides additional parking, and the large backyard offers space to make it your own. Move-in ready and priced to sell. Call your favorite Realtor to tour.

Key facts

• Clubhouse
• Tennis courts
• Pool

Tags

• UPDATED CRAFTSMAN-STYLE HOME
• LAKES AND WALKING AREAS
• TENNIS COURTS
• POOL
• CLUBHOUSE
• PLAYGROUND

Property features AI

Finance

• Other: Subdivision: Natures Landing At The Reserve; Community features include lake, playground, sidewalks, street lights, walking trails
• HOA & community: Homeowners association with annual fee; Association amenities include clubhouse, pool, tennis courts, common grounds

Exterior

• Parking: Two-car garage (garage faces rear); Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Built in 2009
• Construction: Slab foundation
• Exterior features: Curbs and gutters; Sidewalks; Underground utilities; Park nearby; Covered patio; Covered porch

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal
• Bedrooms: Total rooms: 11
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas-log fireplace (one)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (32.2% below list).
• Recommended offer: $220k (32.2% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Huntsville City (urban): math 21% / reading 46% proficiency, ranked #48 of 129 in AL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Williams Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 521 students, 45% FRL); Williams Middle School (math 16% / reading 50%, grade F, #101 of 257 statewide, top 40%, 548 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-3.6%/yr); 110 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (6.7% 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 14030% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $220,300 (32.2% 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. 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. 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?
5. 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?
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: 0.68% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 12.3

CMA / ARV

• ARV (median comp): $352,734
• List price: $325,000
• Delta: -7.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Acorn Grove Ln SW	0.05mi	3/2.5 (-1)	2,382 (-5%)	12mo	$377,000	$158	72
410 Bald Eagle Run	0.07mi	4/2.0	2,253 (-10%)	10mo	$369,000	$164	71
313 Lady Hawk Ln SW	0.22mi	4/3.0	2,635 (+5%)	11mo	$400,000	$152	69
613 Freret Ct	0.32mi	4/3.5	2,322 (-8%)	2mo	$402,000	$173	65
102 Silver Tail Ln SW	0.57mi	4/2.0	2,333 (-7%)	1mo	$435,000	$186	61
519 Balsam Terrace Way	0.21mi	4/3.5	2,748 (+9%)	13mo	$430,000	$156	57
604 Freret Ct	0.36mi	4/3.0	2,153 (-14%)	1mo	$388,950	$181	54
492 Sussex Dr SW	0.43mi	3/2.5 (-1)	2,761 (+10%)	4mo	$365,000	$132	53
100 Paddington Grn	0.59mi	3/2.5 (-1)	2,441 (-3%)	10mo	$349,900	$143	52
106 Pintail Pointe Cir	0.46mi	5/3.0 (+1)	2,786 (+11%)	1mo	$500,000	$179	51
206 Mainsail Way	0.70mi	4/2.5	2,747 (+9%)	6mo	$450,000	$164	45
106 Spinnaker Ridge Dr	0.56mi	3/2.5 (-1)	2,265 (-10%)	7mo	$305,000	$135	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.69% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 12.9%
• Equity multiple: 1.90×
• Total profit: $81,493
• Equity at exit: $218,542

10-year hold

• IRR: 12.7%
• Equity multiple: 3.64×
• Total profit: $239,985
• Equity at exit: $409,222

Cash invested: $91,000 (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 35824

• Home prices YoY: 2.5%
• Rents YoY: -3.6%
• Active inventory: 110
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,203 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$135
• HOA: −$33
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-301

Break-even live

Break-even rent $2,584

Max offer price $271,822

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-209	+0% $-301	+5% $-393	+10% $-485
Rent	-10% $-475	-5% $-388	+0% $-301	+5% $-214	+10% $-127
Rate	-1.0pp $-137	-0.5pp $-218	base $-301	+0.5pp $-385	+1.0pp $-471

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Acorn Grove Ln SW Huntsville, AL	4.0	2.0	1950	$2,200	$1.13	15d	1	0.05mi
102 Spinnaker Ridge Dr SW Huntsville, AL	3.0	2.5	2150	$2,100	$0.98	45d	1	0.57mi
407 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	2288	$2,175	$0.95	45d	1	0.81mi
103 Rainwood Dr SW Huntsville, AL	4.0	2.5	2155	$2,400	$1.11	45d	1	0.87mi
483 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1826	$2,000	$1.10	25d	1	0.87mi
475 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1950	$2,050	$1.05	45d	1	0.88mi
126 Windridge Way SW Huntsville, AL	4.0	2.5	2845	$3,300	$1.16	45d	1	0.95mi
119 Windsor Hill Rd SW Unit 119 Huntsville, AL	3.0	2.5	1768	$1,800	$1.02	25d	1	1.00mi
441 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1850	$2,150	$1.16	25d	1	1.03mi
702 Sluice Dr SW Huntsville, AL	3.0	2.0	1850	$1,850	$1.00	45d	1	1.04mi
439 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1837	$2,150	$1.17	45d	1	1.04mi
404 Tillane Park Cir SW Huntsville, AL	3.0	2.0	1850	$2,050	$1.11	45d	1	1.04mi
12 Silky Oak Cir SW Huntsville, AL	5.0	2.5	2756	$2,400	$0.87	45d	1	1.15mi
107 Poydras St Madison, AL	3.0	2.0	2457	$3,450	$1.40	23d	1	1.35mi
108 Napolean Ave Madison, AL	4.0	3.5	2761	$3,650	$1.32	25d	1	1.36mi
102 W Lake Cir Madison, AL	3.0	2.5	2150	$1,700	$0.79	15d	1	1.36mi
27 Atherton Cir SW Unit N Huntsville, AL	3.0	2.0	1780	$1,900	$1.07	25d	1	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-04
   status Pending 697-char remark
2. 2026-04-22
   listed $325,000 Active 697-char remark
3. 2026-04-09
   soldstatus $251,900

ⓘ 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: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,436
• − Mortgage interest: −$18,205
• − Property taxes: −$2,024
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − HOA: −$396
• − Depreciation: −$9,455
• Taxable loss: −$9,498
• Est. tax savings @ 24.0%: +$2,280
• After-tax cash flow: $-1,333/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: Huntsville City
• NCES district ID: 0101800
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $48,264
• Composite: 28.84/100
• National rank: #6647
• State rank: #48 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

• Census place: Huntsville, AL
• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 9,645
• Household income: $103,619
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 451.0

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 0.60)
• Race & ethnicity: White 57% Black 27% Two or more races 8% Hispanic / Latino 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 93% English-only · Spanish 3% Chinese 2% 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: ▲ 6.69%
• Current HPI: 269.5596
• Rent YoY: ▼ -3.65%
• 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

-99.1% since first listed

5 events — show timeline

• 2026-06-13 Listed for Rent $2,300 VMLS
• 2026-06-08 Sold (MLS) $330,000 VMLS
• 2026-05-04 Pending — VMLS
• 2026-04-22 Listed $325,000 VMLS
• 2026-04-09 Sold (Public Records) $251,900 Public Records

Property tax history

+4.4%/yr

Latest (2024): $2,024 · +0.0% YoY. Source: county tax records.