114 Addlestone Cir · Moores Mill, AL 35759

$239,888

4 bd · 3.0 ba · 1,774 sqft · SingleFamily · 125 Days on market

Excellent condition 8,775 sqft lot $135/sqft · 8% below area Est $261k · 8% under $10/mo HOA · 1% of rent ↓ 5% 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).

• Cash flow +11.2/30.0
• ARV discount +11.2/15.0
• Condition / age +4.8/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this BEAUTIFUL NEW 2-Story Home in the Bermuda Lakes Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also includes an additional Loft Space

Key facts

• Open design
• Private bath
• Gorgeous cabinets

Tags

• OPEN DESIGN
• GORGEOUS CABINETS
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• PRIVATE BATH
• DUAL VANITY SINKS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $240k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (16.9% below list).
• Recommended offer: $199k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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 flat; 492 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d 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

• 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 125 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,461 (16.9% 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 125 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
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: 0.83% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.64%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $261,417
• List price: $239,888
• Delta: -8.24%
• 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
113 Addlestone Cir	0.04mi	4/3.0	1,774 (0%)	1mo	$239,888	$135	98
109 Addlestone Cir	0.05mi	4/3.0	1,774 (0%)	3mo	$246,888	$139	95
110 Addlestone Cir	0.02mi	4/3.0	1,774 (0%)	6mo	$242,000	$136	94
102 Addlestone Cir	0.07mi	4/3.0	1,774 (0%)	6mo	$244,888	$138	92
126 Waterway Dr	0.10mi	4/3.0	1,774 (0%)	7mo	$249,888	$141	90
230 Cotton Bayou Dr	0.33mi	3/2.5 (-1)	1,776 (+0%)	5mo	$210,000	$118	73
115 Addlestone Cir	0.03mi	4/2.5	2,014 (+14%)	3mo	$256,888	$128	72
105 Addlestone Cir	0.06mi	4/2.5	2,014 (+14%)	4mo	$254,888	$127	69
104 Addlestone Cir	0.06mi	4/2.5	2,014 (+14%)	6mo	$252,990	$126	68
128 Waterway Dr	0.11mi	4/2.5	2,014 (+14%)	7mo	$253,990	$126	64
101 Bermuda Lakes Dr	0.30mi	3/2.0 (-1)	1,651 (-7%)	3mo	$245,000	$148	63
100 Kacey Morgan Dr	0.48mi	3/2.0 (-1)	1,894 (+7%)	4mo	$285,000	$150	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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-49,500
• Equity at exit: $35,768

10-year hold

• IRR: -22.9%
• Equity multiple: -0.03×
• Total profit: $-69,259
• Equity at exit: $20,741

Cash invested: $67,169 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$10
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-92

Break-even live

Break-even rent $2,111

Max offer price $226,565

Occupancy floor 100%

Sensitivity live

Price	-10% $74	-5% $-9	+0% $-92	+5% $-175	+10% $-258
Rent	-10% $-250	-5% $-171	+0% $-92	+5% $-13	+10% $66
Rate	-1.0pp $29	-0.5pp $-31	base $-92	+0.5pp $-154	+1.0pp $-217

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: $59,972
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Edisto Cir Meridianville, AL	4.0	3.0	2091	$1,800	$0.86	24d	1	0.11mi
178 Cotton Bayou Dr Meridianville, AL	5.0	3.0	2153	$2,025	$0.94	24d	1	0.15mi
177 Cotton Bayou Dr Meridianville, AL	4.0	2.0	2004	$1,825	$0.91	15d	1	0.15mi
179 Cotton Bayou Dr Meridianville, AL	4.0	2.0	1835	$1,700	$0.93	45d	1	0.16mi
186 Cotton Bayou Dr Meridianville, AL	4.0	2.0	1835	$1,700	$0.93	45d	1	0.19mi
225 Bermuda Lakes Dr Meridianville, AL	3.0	2.0	1387	$1,595	$1.15	45d	1	0.22mi
190 Cotton Bayou Dr Meridianville, AL	4.0	2.0	1844	$1,650	$0.89	45d	1	0.22mi
192 Cotton Bayou Dr Meridianville, AL	5.0	3.0	2153	$2,025	$0.94	45d	1	0.23mi
194 Cotton Bayou Dr Meridianville, AL	5.0	3.0	2153	$2,025	$0.94	15d	1	0.24mi
196 Cotton Bayou Dr Meridianville, AL	4.0	2.0	2004	$1,700	$0.85	45d	1	0.24mi
204 Cotton Bayou Dr Meridianville, AL	4.0	3.0	2091	$1,995	$0.95	45d	1	0.25mi
206 Cotton Bayou Dr Meridianville, AL	4.0	2.0	1848	$1,850	$1.00	24d	1	0.25mi
219 Cotton Bayou Dr Meridianville, AL	4.0	3.0	2091	$1,950	$0.93	15d	1	0.29mi
224 Cotton Bayou Dr Meridianville, AL	4.0	2.5	2160	$1,850	$0.86	24d	1	0.31mi
120 Lexi Ln Meridianville, AL	3.0	2.0	1621	$1,700	$1.05	24d	1	0.46mi
200 Reeney Dr New Market, AL	4.0	2.5	2143	$1,895	$0.88	45d	1	0.63mi
161 Lexi Ln Meridianville, AL	4.0	2.5	2359	$1,800	$0.76	45d	1	0.77mi
113 Saylor Rose Dr New Market, AL	3.0	2.0	1620	$1,739	$1.07	45d	1	0.88mi
1051 Steger Rd Meridianville, AL	3.0	2.0	1560	$1,700	$1.09	24d	1	1.35mi

HOA detail

• Monthly dues: $10 · $120/yr

Listing history 5 events

1. 2026-05-14
   price $239,888 678-char remark

   Show marketing remark (678 chars)

   Come check out this BEAUTIFUL NEW 2-Story Home in the Bermuda Lakes Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also includes an additional Loft Space

2. 2026-05-08
   price $244,888 678-char remark

   Show marketing remark (678 chars)

   Come check out this BEAUTIFUL NEW 2-Story Home in the Bermuda Lakes Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also includes an additional Loft Space

3. 2026-04-29
   price $249,888 678-char remark

   Show marketing remark (678 chars)

   Come check out this BEAUTIFUL NEW 2-Story Home in the Bermuda Lakes Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also includes an additional Loft Space

4. 2026-03-19
   price $253,888 678-char remark

   Show marketing remark (678 chars)

   Come check out this BEAUTIFUL NEW 2-Story Home in the Bermuda Lakes Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also includes an additional Loft Space

5. 2026-01-23
   listed $251,888 Active 678-char remark

   Show marketing remark (678 chars)

   Come check out this BEAUTIFUL NEW 2-Story Home in the Bermuda Lakes Community! The desirable Dupont Plan boasts an open design encompassing the Living, Dining, and Kitchen spaces. The Kitchen has gorgeous cabinets, granite countertops, and Stainless-Steel Appliances (Including Range with a Microwave hood and Dishwasher). There are 1 bedroom and a full bathroom on the 1st floor. All other bedrooms, including the primary suite, are on the 2nd floor. In addition, the primary suite has a private bath with dual vanity sinks and a walk-in closet. The other 2 bedrooms are well-sized and share another full-sized bath. This desirable plan also includes an additional Loft Space

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,935
• − Mortgage interest: −$13,437
• − Property taxes: −$3,598
• − Insurance: −$1,199
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$120
• − Depreciation: −$6,979
• Taxable loss: −$5,228
• Est. tax savings @ 24.0%: +$1,255
• After-tax cash flow: $150/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This beautiful new 2-story home in the Bermuda Lakes Community is in excellent condition with no visible repairs or maintenance needed. It offers a good ROI with updates like painting and landscaping to further enhance its value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• County: Madison County · 380,832 people
• 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

-4.8% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $239,888 VMLS
• 2026-05-08 Price Changed $244,888 VMLS
• 2026-04-29 Price Changed $249,888 VMLS
• 2026-03-19 Price Changed $253,888 VMLS
• 2026-01-23 Listed $251,888 VMLS