Huntsville mls search, valley mls

Huntsville MLS search 101 BRUNELL COURT is bordered by Gooch Lane (A very busy street.), Barn Swallow Road and Brunell Court, While there is a fence and some trees as a buffer to Gooch Land, There will be consistent traffic noise. The link below is to a Google satellite image of the house.

http://maps.google.com/maps?q=101+BRUNELL+COURT,+MADISON,+AL+35758&hl;=en&ll=34.749232,-86.745322&spn=0.001049,0.003605&sll=37.0625,-95.677068&sspn=33.160552,84.814453&vpsrc=6&t=h&z=19
The link below is to the interactive Google street view where you can take a virtual tour of the neighborhood.
http://maps.google.com/maps?q=101+BRUNELL+COURT,+MADISON,+AL+35758&hl=en&ll=34.748983,-86.745075&spn=0.000018,0.01442&sll=34.749224,-86.745225&sspn=0.006295,0.006295&layer=c&cbp=13,342.29,,0,1.13&cbll=34.748951,-86.745179&t=h&z=17&vpsrc=0&panoid=SuAHA2AGc18zdQKP4_8Szw
The house has been on the market since 04/06/11 with no price reductions. The Huntsville MLS search;below is to the current listing and the listing where the seller purchased the house 05/30/08 for $327,000 / $103 per square foot with seller paying $4,000 in purchaser’s closing costs.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753124
The house is listed at $110 per square foot / $349,900. The link below is to a summary of Valley MLS activity in the neighborhood since 09/01/10. The average sold price was $95 per square foot with a range of $90 to $99 psf. The average days on market were modest at 87 days.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114753127
At $103 psf the house is overpriced for the neighborhood. It does have a pool where the comparable homes do not but the value added by the pool is minimal.
Assuming normal costs and seller contributions seller’s break-even point on a sale will be in the $353,000 range. We don’t know the sellers motivation level but at the current list price he would take a loss of about $26,000. I’ve learned not to assume we know the seller’s mind set. IF the house is a candidate for you, we could make an offer based on market values and see what his response is.
Even if we were willing to pay something near the list price, it’s doubtful that lender’s appraiser would appraise the house for enough to get a loan approval.
The links below are to information on the schools that serve the house. Note that the High School will probably change to the new Patriot High when construction is finished.
http://www.schooldigger.com/go/AL/schools/0000801485/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx
I have attached the flood map for the area showing the nearest flood zone is on the west side of Wall-Triana, well away from the subject home.