127 GENESIS DRIVE has been on the market since 06/23/11 and has had five price reductions to the present $209,900 / $90 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586461
The link below is to the listing where the current owner bought the house new in 2007 for $206,000 / $89 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586463
Sellers break even point on a sale will be in the $223,000 range so at the list price he is taking a $17,0000 loss on the house.
The link below is to a summary of MLS activity in the Genesis neighborhood since 03/01/11. There are five active listings including one new construction home. There is one pending sale that was listed at $88 per square foot and one sale at $92 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586464
At the current $89 per square foot the house does seem to be priced within the market but since the house is empty seller may have the ability to negotiate lower.
The house is less than a mile from the very good elementary and middle schools and about 4 miles from the high school.
http://www.schooldigger.com/go/AL/schools/0222001513/school.aspx
http://www.schooldigger.com/go/AL/schools/0222002082/school.aspx
http://www.schooldigger.com/go/AL/schools/0222001683/school.aspx
The house is not in a flood zone.
The link below is to Google's satellite image. It looks like half of the back yard backs up to a field.
http://maps.google.com/maps?q=127+GENESIS+DRIVE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.788482,-86.501351&spn=0.000699,0.001318&sll=37.0625,-95.677068&sspn=31.28862,86.396484&t=h&hnear=127+Genesis+Dr,+Huntsville,+Alabama+35811&z=20
My overall impression of theism house is good. The area, schools and neighborhood are good. The house seems priced within the market and I look for the area to continue to grow. There is basis shopping nearby with more planned.
202 CLOUD LEAP TRAIL is a bank owned house that has been on the market since 03/26/12 at $176,900 / $65 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586469
The house last sold in 2004 at $231,500.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586470
The link below is to a summary of homes for sale in Huntsville MLS activity in the neighborhood since 03/01/11. There were two sales, one at $87 per square foot and one at $85 per square foot. There is a pending sale that was listed at $90 per square foot and a contingent sale that was listed at $86 per square foot. If the house is in decent condition, it's a great buy at the list price.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586473
The house is not in a flood zone.
The link below is to the satellite image. The house does back up to Douglas Road. A very busy road. There will probably be traffic noise outside the house.
http://maps.google.com/maps?q=202+CLOUD+LEAP+TRAIL,+HUNTSVILLE,+AL+35806&hl=en&ll=34.801274,-86.682386&spn=0.001399,0.002637&sll=37.0625,-95.677068&sspn=31.28862,86.396484&t=h&hnear=202+Cloud+Leap+Trail,+Huntsville,+Madison,+Alabama+35806&z=19
School information.
http://www.schooldigger.com/go/AL/schools/0222000842/school.aspx
http://www.schooldigger.com/go/AL/schools/0222000560/school.aspx
http://www.schooldigger.com/go/AL/schools/0222000848/school.aspx
At 21 to 25 years old 101 OCTAVIA DRIVE is much older than the other homes. It has been on the market since 01/12/12 at $161,900 / $78 per square foot. with no price reductions.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586476
The link below is to where the current owner bought the house in in 1996 for $161,900.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586474
There haven't been any sales in the neighborhood since 03/01/11.
The house is not in a flood zone.
The link below is to the satellite image.
http://maps.google.com/maps?q=101+OCTAVIA+DRIVE,+MERIDIANVILLE,+AL+35759&hl=en&ll=34.835664,-86.568249&spn=0.000349,0.000659&sll=37.0625,-95.677068&sspn=31.28862,86.396484&t=h&hnear=101+Octavia+Dr,+Meridianville,+Alabama+35759&z=21
School information.
http://www.schooldigger.com/go/AL/schools/0222001731/school.aspx
http://www.schooldigger.com/go/AL/schools/0222001411/school.aspx
http://www.schooldigger.com/go/AL/schools/0222000836/school.aspx
The only entrance to the neighborhood is onto Memorial Parkway / 431 and it can be hard and a little dangerous getting out of the neighborhood, especially in peak traffic. There is also a lot of traffic and traffic lights going into and out of Huntsville on the Parkway. There is one overpass under construction that will help with traffic some.
13005 CHIMNEY SPRINGS CIRCLE is showing as an expired listing but the owner may still be wiling to sell. It was on market at $221,000 / $95 per square foot from 07/28/10 to 07/29/11 when the listing expired.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586484
The link below is to a summary of MLS activity in the neighborhood since 03/01/11. The average sold price was just $63 per square foot with a highest sale at $87 per square foot. At $95 per square foot the subject house is nowhere near market value. No wonder it was on the market for a year without selling.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115586490
I was surprised at the very low sales numbers. It looks tike the neighborhood may be on the decline.
The house is not in a flood zone but I am concerned over waht looks like a steep lot. Steep lots give you less useable yard, are hard to mow and sometimes cause foundation problems. We also have to be very careful in this are of elevated radon levels.
My recommendation is to pass on this house.
Saturday, March 31, 2012
Monday, March 26, 2012
Valley MLS
March 26th, 2012 11:33 AM
Many local realtors don't use lockboxes on their rentals so we are not able to show them. We have to go through their office to arrange showings. I could set up an automated search for you but our local MLS doesn't allow us to email listings that show contact information for the listing agents. The most efficient route will be to go to http://valley mls.com/(hojlrt554cwy0t45fsnjj0fn)/propertySearch.aspx and set up your own search. Click on the type dropdown and click rentals. Click " More search options" at the bottom of the left panel. Click House on the type Enter your price and size range. Add pets considered Add privacy fence I ran a test search and came up with a few that you can search by MLS number. MLS#: 366447 MLS#: 489471 MLS#: 655252 MLS#: 925452 MLS#: 874163 MLS#: 784534 About 30 days out you need to start focusing on specific properties and be prepared to move on any that are suitable
The best use of your time on your first trip will be to focus on getting an idea of areas rather than specific homes and subdivisions. You are correct that Madison is often the first choice for Huntsville newcomers. The schools are good and it's close to Redstone arsenal and shopping. The one downside is that of traffic. To most émigrés our traffic isn't bad at all but locally Highway 72 / University Drive, Old Monrovia Road and Sullivan / Wall Triana are consider especially bad. If you locate in south Madison you will be closer to Redstone but further from shopping. You might also want to consider close-in northeast Madison County, Hampton Cove and south Huntsville.
Many local realtors don't use lockboxes on their rentals so we are not able to show them. We have to go through their office to arrange showings. I could set up an automated search for you but our local MLS doesn't allow us to email listings that show contact information for the listing agents. The most efficient route will be to go to http://valley mls.com/(hojlrt554cwy0t45fsnjj0fn)/propertySearch.aspx and set up your own search. Click on the type dropdown and click rentals. Click " More search options" at the bottom of the left panel. Click House on the type Enter your price and size range. Add pets considered Add privacy fence I ran a test search and came up with a few that you can search by MLS number. MLS#: 366447 MLS#: 489471 MLS#: 655252 MLS#: 925452 MLS#: 874163 MLS#: 784534 About 30 days out you need to start focusing on specific properties and be prepared to move on any that are suitable
The best use of your time on your first trip will be to focus on getting an idea of areas rather than specific homes and subdivisions. You are correct that Madison is often the first choice for Huntsville newcomers. The schools are good and it's close to Redstone arsenal and shopping. The one downside is that of traffic. To most émigrés our traffic isn't bad at all but locally Highway 72 / University Drive, Old Monrovia Road and Sullivan / Wall Triana are consider especially bad. If you locate in south Madison you will be closer to Redstone but further from shopping. You might also want to consider close-in northeast Madison County, Hampton Cove and south Huntsville.
Friday, March 23, 2012
homes for sale in huntsville alabama
The link below is to a summary of MLS activity in the neighborhood since 03/01/11. There were two sales, one at $91 per square foot and one at $88 per square foot. 7516 CRAIGMONT CIRCLE ($88 per square foot) is a much larger home and may not be the best comparison. The three active listings are listed at $84 per square foot, $84 per square foot and $90 per square foot. They have been on market since 03/15/12, 12/19/11 and 01/29/12.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523329
Just based on the one sale, $88 per square foot would seem a reasonable list amount. That there are two listings at $84 per square foot that haven't sold does give some pause.
The old listing shows your house as having 1,470 square feet of heated area.
Using the greater 1,470 square feet; at $88 per square foot the house would be $129,0000. At $84 it would be $124,000.
The link below is to active listings in South Huntsville in the $125,000 to $130,000 range. These homes have been on market since 02/15/12, 02/24/12, 01/26/12, 06/21/11, 04/09/10, 11/13/11, 02/17/12, 01/18/12, 10/29/11 and 03/01/11.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523362
Depending on how well the house shows and how quickly you want to sell, listing in the $125,000 to $130,000 range seems reasonable.
Our next step will be to meet to get to know each other and for me to have a chance to see the house. I also like to take lots of photos for both the MLS, our site, the virtual tour, Craig's List and You Tube slide shows.
There are several forms we will need to fill out to get started. Once we are on the market we will monitor showing activity. We should average 1 - 2 showings per week.
On the five properties you asked about;
Google couldn't map 2201 PALISADES COURT but if the MLS correctly mapped the house is is just north of the house icon at the map below. The house is shielded from Memorial Parkway by what I think is Wal-Mart so there should be very little traffic noise.
Homes for sale in Huntsville Alabama
While parts of the neighborhood may be in a flood zone the subject property doesn't appear to be.
Homes for sale in Huntsville
The link below is to a summary of MLS activity in the neighborhood since 03/01/11. The subject is listed at $112 per square foot. The highest sale was at $108 per square foot. If we get as far as making an offer on the house the builder may have some negation room.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523418
5622 WOODRIDGE STREET has been on the market since 11/03/11, It was first listed at $274,900 and then was reduced to $269,900 and then to the current $267,900 on 03/01/12. The link below is to the listing where the current owner bought the house 12/30/2010 for $264,900.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523444
Even though at the current list price, seller will be taking a substantial loss on the property, recent MLS activity in the neighborhood does not support the asking price.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523461
The link below is to the Google street view and satellite image of the house.
http://maps.google.com/maps?q=5622+WOODRIDGE+STREET,+huntsville,+al&hl=en&ll=34.685426,-86.571036&spn=0.0007,0.001318&t=h&hnear=5622+Woodridge+St+SW,+Huntsville,+Alabama+35802&z=20
The house is not in a flood zone or on a hillside where foundation problems and elevated radon levels are common.
Homes for sale in Huntsville
7603 CADILLAC DRIVE has been listed at $279,900 / $109 per square foot since 01/24/12. The link below is to a summary of MLS activity in the neighborhood since 03/01/11. With the exception of one anomaly at 7702 SE MARTHA DRIVE where the seller and buyer were both represented by the same realtor, the comparable sales don't appear to support the list price.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523475
The house is near but not in the Aldridge Creek flood zone.
Huntsville homes for sale
The link below is to the Google images of the home.
http://maps.google.com/maps?q=7603+CADILLAC+DRIVE,+HUNTSVILLE,+AL+35802&hl=en&hnear=7603+Cadillac+Dr+SE,+Huntsville,+Alabama+35802&t=h&z=16
7710 MARTHA DRIVE was listed at $285,000 on 01/16/12, reduced to $279,500 on 02/06/12, then increased to the present $285,000 / $102 per square foot on 01/16/12.
Again except for the 7702 SE MARTHA DRIVE anomaly the recent sales of Huntsville Alabama homes for sale don't seem to support the list price.
The link below is to the Google images.
http://maps.google.com/maps?q=7710+MARTHA+DRIVE,+HUNTSVILLE,+AL+35802&hl=en&gbv=2&hnear=7710+Martha+Dr+SE,+Huntsville,+Alabama+35802&t=h&z=16
The terrain / flood map is below.
Huntsville Al homes for sale
I have a couple of concerns on 2207 LYTLE STREET SE. It is pretty dated and is on a very steep lot. I have seen several older homes in the area that have had foundation problems because of the steep lots. If we do get as far as viewing the house we will need to look carefully for signs of foundation problems. If we go as far as making an offer we need to have a structural inspection in addition to the standard home inspection and radon testing.
At an eventual resale buyers that are older or that have young children will be turned off by the steep lot.
The house has been on the market since 04/05/11 with six price reductions. It is currently listed at $67 per square foot. The link below is to a summary of MLS activity in the neighborhood since 03/01/11.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523564
[youtube http://www.youtube.com/watch?v=2uCP62qgwG4&w=420&h=315]
Since the house has been on the market for so long at what seems to be an aggressive price I'm concerned that there may be problems with the house that are turning off buyers.
Huntsville Houses We can assist you in finding area houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523329
Just based on the one sale, $88 per square foot would seem a reasonable list amount. That there are two listings at $84 per square foot that haven't sold does give some pause.
The old listing shows your house as having 1,470 square feet of heated area.
Using the greater 1,470 square feet; at $88 per square foot the house would be $129,0000. At $84 it would be $124,000.
The link below is to active listings in South Huntsville in the $125,000 to $130,000 range. These homes have been on market since 02/15/12, 02/24/12, 01/26/12, 06/21/11, 04/09/10, 11/13/11, 02/17/12, 01/18/12, 10/29/11 and 03/01/11.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523362
Depending on how well the house shows and how quickly you want to sell, listing in the $125,000 to $130,000 range seems reasonable.
Our next step will be to meet to get to know each other and for me to have a chance to see the house. I also like to take lots of photos for both the MLS, our site, the virtual tour, Craig's List and You Tube slide shows.
There are several forms we will need to fill out to get started. Once we are on the market we will monitor showing activity. We should average 1 - 2 showings per week.
On the five properties you asked about;
Google couldn't map 2201 PALISADES COURT but if the MLS correctly mapped the house is is just north of the house icon at the map below. The house is shielded from Memorial Parkway by what I think is Wal-Mart so there should be very little traffic noise.
Homes for sale in Huntsville Alabama
While parts of the neighborhood may be in a flood zone the subject property doesn't appear to be.
Homes for sale in Huntsville
The link below is to a summary of MLS activity in the neighborhood since 03/01/11. The subject is listed at $112 per square foot. The highest sale was at $108 per square foot. If we get as far as making an offer on the house the builder may have some negation room.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523418
5622 WOODRIDGE STREET has been on the market since 11/03/11, It was first listed at $274,900 and then was reduced to $269,900 and then to the current $267,900 on 03/01/12. The link below is to the listing where the current owner bought the house 12/30/2010 for $264,900.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523444
Even though at the current list price, seller will be taking a substantial loss on the property, recent MLS activity in the neighborhood does not support the asking price.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523461
The link below is to the Google street view and satellite image of the house.
http://maps.google.com/maps?q=5622+WOODRIDGE+STREET,+huntsville,+al&hl=en&ll=34.685426,-86.571036&spn=0.0007,0.001318&t=h&hnear=5622+Woodridge+St+SW,+Huntsville,+Alabama+35802&z=20
The house is not in a flood zone or on a hillside where foundation problems and elevated radon levels are common.
Homes for sale in Huntsville
7603 CADILLAC DRIVE has been listed at $279,900 / $109 per square foot since 01/24/12. The link below is to a summary of MLS activity in the neighborhood since 03/01/11. With the exception of one anomaly at 7702 SE MARTHA DRIVE where the seller and buyer were both represented by the same realtor, the comparable sales don't appear to support the list price.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523475
The house is near but not in the Aldridge Creek flood zone.
Huntsville homes for sale
The link below is to the Google images of the home.
http://maps.google.com/maps?q=7603+CADILLAC+DRIVE,+HUNTSVILLE,+AL+35802&hl=en&hnear=7603+Cadillac+Dr+SE,+Huntsville,+Alabama+35802&t=h&z=16
7710 MARTHA DRIVE was listed at $285,000 on 01/16/12, reduced to $279,500 on 02/06/12, then increased to the present $285,000 / $102 per square foot on 01/16/12.
Again except for the 7702 SE MARTHA DRIVE anomaly the recent sales of Huntsville Alabama homes for sale don't seem to support the list price.
The link below is to the Google images.
http://maps.google.com/maps?q=7710+MARTHA+DRIVE,+HUNTSVILLE,+AL+35802&hl=en&gbv=2&hnear=7710+Martha+Dr+SE,+Huntsville,+Alabama+35802&t=h&z=16
The terrain / flood map is below.
Huntsville Al homes for sale
I have a couple of concerns on 2207 LYTLE STREET SE. It is pretty dated and is on a very steep lot. I have seen several older homes in the area that have had foundation problems because of the steep lots. If we do get as far as viewing the house we will need to look carefully for signs of foundation problems. If we go as far as making an offer we need to have a structural inspection in addition to the standard home inspection and radon testing.
At an eventual resale buyers that are older or that have young children will be turned off by the steep lot.
The house has been on the market since 04/05/11 with six price reductions. It is currently listed at $67 per square foot. The link below is to a summary of MLS activity in the neighborhood since 03/01/11.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115523564
[youtube http://www.youtube.com/watch?v=2uCP62qgwG4&w=420&h=315]
Since the house has been on the market for so long at what seems to be an aggressive price I'm concerned that there may be problems with the house that are turning off buyers.
Huntsville Houses We can assist you in finding area houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
Thursday, March 22, 2012
homes for sale in huntsville
To help you get your bearings and an idea of the terrain please see the map below. The green arrow is the approximate location of the homes for sale in Huntsville we discussed. The blue arrow points to the closest elevated area Rainbow "Mountain". Almost all of our hilly terrain is to the east of our downtown and medical districts.
Huntsville homes for sale
My first thought was Hampton Cove. The commute to the High School might be greater than 20 - 25 minutes however. The link below is to Google's 25 min. estimate of the normal commute time from the school to central Hampton Cove. During peak traffic the commute will be closer to 30 to 40 minutes.
http://maps.google.com/maps?saddr=7301+Old+Madison+Pike,+Huntsville,+AL+35806&daddr=34.65873,-86.48315+to:US-431+N&hl=en&sll=34.669076,-86.537933&sspn=0.126782,0.337486&geocode=FbClEQIdmx7V-ikpI3QR3G5iiDFCvg_XanafUg%3BFarZEAIdMl_Y-ikl1t6OlBFiiDE_FgOquxXonw%3BFcDcEAIdVl7Y-g&t=h&mra=dvme&mrsp=1&sz=12&via=1&z=12
Please There are areas of east Huntsville, Montesano, Hampton Cove and McMullen Cove that we can search. There are a limited number of homes on Rainbow Mountain in Madison that have views and we might consider parts of northeast Madison County as well.
Huntsville homes for sale Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
Huntsville homes for sale
My first thought was Hampton Cove. The commute to the High School might be greater than 20 - 25 minutes however. The link below is to Google's 25 min. estimate of the normal commute time from the school to central Hampton Cove. During peak traffic the commute will be closer to 30 to 40 minutes.
http://maps.google.com/maps?saddr=7301+Old+Madison+Pike,+Huntsville,+AL+35806&daddr=34.65873,-86.48315+to:US-431+N&hl=en&sll=34.669076,-86.537933&sspn=0.126782,0.337486&geocode=FbClEQIdmx7V-ikpI3QR3G5iiDFCvg_XanafUg%3BFarZEAIdMl_Y-ikl1t6OlBFiiDE_FgOquxXonw%3BFcDcEAIdVl7Y-g&t=h&mra=dvme&mrsp=1&sz=12&via=1&z=12
Please There are areas of east Huntsville, Montesano, Hampton Cove and McMullen Cove that we can search. There are a limited number of homes on Rainbow Mountain in Madison that have views and we might consider parts of northeast Madison County as well.
Huntsville homes for sale Huntsville Alabama MLS search, Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
Tuesday, March 20, 2012
Homes for sale in Huntsville
The link below is to the Google satellite image of the house. You can zoom out and pan to see the surrounding area.
http://maps.google.com/maps?q=105+LITTLE+BURWELL+ROAD,+HARVEST,+AL+35749&ll=34.837801,-86.731879&spn=0.000349,0.000659&hnear=105+Little+Burwell+Rd,+Harvest,+Alabama+35749&gl=us&t=h&z=21
The flood maps show the house is not near a flood zone.
Homes for sale in Huntsville Alabama,
The house has been on the market since 02/17/12 at the current $160,000 / $ 69 per square foot.
The link below is to a summary of MLS activity in KELLY ESTATES since 03/01/11. Just based on the one sale at $92 per square foot the house seems well priced.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115530344
Homes for sale in Huntsville Alabama Huntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, homes for sale in huntsville alabama Huntsville Alabama Area Rental Homes, Property Management. http://www.huntsville-homes.com/LookingtoBuyFreeHelp
http://maps.google.com/maps?q=105+LITTLE+BURWELL+ROAD,+HARVEST,+AL+35749&ll=34.837801,-86.731879&spn=0.000349,0.000659&hnear=105+Little+Burwell+Rd,+Harvest,+Alabama+35749&gl=us&t=h&z=21
The flood maps show the house is not near a flood zone.
Homes for sale in Huntsville Alabama,
The house has been on the market since 02/17/12 at the current $160,000 / $ 69 per square foot.
The link below is to a summary of MLS activity in KELLY ESTATES since 03/01/11. Just based on the one sale at $92 per square foot the house seems well priced.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115530344
Homes for sale in Huntsville Alabama Huntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, homes for sale in huntsville alabama Huntsville Alabama Area Rental Homes, Property Management. http://www.huntsville-homes.com/LookingtoBuyFreeHelp
Friday, March 16, 2012
homes for sale in huntsville alabama
We manage over 400 properties and the best advice we can give is to focus on properties and areas that will be attractive to tenants
March 16th, 2012 11:53 AM
We manage over 400 properties and the best advice we can give is to focus on properties and areas that will be attractive to tenants. I've seen investors focus on house that they could buy for next to nothing in marginal neighborhoods and then struggle with unstable tenants, evictions, legal costs and huge repair costs between tenants. There are a few experienced investors I know who have been able to build a business around these C class properties but it is a very tough business that few survive.
We have learned not to take on properties that rent for under $600 - $700 dollars and prefer homes that rent in the $1,200 - $1,500 range.
Our first step will be finding out your price range. Most lenders will require a 15% or greater down payment for investors and the best investor rate I have seen lately is 6%.
Homes for sale in Huntsville Alabama Huntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, Huntsville Alabama Area Rental Homes, Property Management. http://www.huntsville-homes.com/LookingtoBuyFreeHelp
March 16th, 2012 11:53 AM
We manage over 400 properties and the best advice we can give is to focus on properties and areas that will be attractive to tenants. I've seen investors focus on house that they could buy for next to nothing in marginal neighborhoods and then struggle with unstable tenants, evictions, legal costs and huge repair costs between tenants. There are a few experienced investors I know who have been able to build a business around these C class properties but it is a very tough business that few survive.
We have learned not to take on properties that rent for under $600 - $700 dollars and prefer homes that rent in the $1,200 - $1,500 range.
Our first step will be finding out your price range. Most lenders will require a 15% or greater down payment for investors and the best investor rate I have seen lately is 6%.
Homes for sale in Huntsville Alabama Huntsville Alabama MLS search, Automated Real Estate Search, Home Value and Real Estate Market Updates, Huntsville Alabama Area Rental Homes, Property Management. http://www.huntsville-homes.com/LookingtoBuyFreeHelp
Tuesday, March 13, 2012
Huntsville MLS
While investors shouldn't ignore other areas, Madison continues to be the first choice; Huntsville MLS
March 13th, 2012 11:02 AM
While investors shouldn't ignore other areas, Madison continues to be the first choice for most newcomers (tenants) to the area. Parts of Madison have developed a bit of a traffic problem relative to what Huntsville is accustomed to. We just have to be selective on the locations we consider.
Medicine Bend has alternate routes to Redstone Arsenal and Research Park that avoid congested areas. The proposed Madison Hospital just behind Medicine Bend has recently opened and there is related growth in the area.
There is talk of another base realignment and closure BRAC in 2013. If this does come to pass Huntsville is expected to have a substantial number of defense and support positions move into the area.
There is continued demand for rentals in all price ranges but lower priced homes have much higher turnover and maintenance expenses. There is a smaller tenant pool above $1,400. Investors should focus on properties that rent in the $1,000 to $1,400 range. To hit this target we can focus on homes with market values in the $140,000 to $200,000 range. For lower maintenance costs we need to filter for newer homes and should include pre-construction in our search. We also need to filter for full brick construction, again for lower maintenance costs.
The link below is to a handful of properties I found that might be candidates.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490106
102 BROCKTON DRIVE is in the Oxford subdivision. It is located near the south end of County Line Road. It gives easy acess to Research Park and Redstone Arsenal via Highway 20 / Madison Boulevard. There are long term plans to add an eastbound ramp onto I 565 at County Line Road making acess easer. The neighborhood is located within about 3 miles of shopping.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490107
Link to map of shopping.
http://maps.google.com/maps?q=publix,county+line+%40+browns+ferry,+madison+,+AL++&hl=en&ll=34.721297,-86.782036&spn=0.031676,0.084372&sll=34.714968,-86.768087&sspn=0.063356,0.168743&hq=publix,county+line+%40+browns+ferry,&hnear=Madison,+Alabama&t=h&z=14
The negatives on this property are that the homes were fairly cheaply built and marketed towards entry level buyers based on the" Big house, Little price." tag line. While the homes meet code they are plain as plain can be. There have been a number of foreclosures in the neighborhood in the past several years. The other negative is that he house is about 1,200' - 1,500' from a railroad track. While there isn't a grade crossing where trains will be sounding their horns, one can still hear the trains.
176 JARRETT LANE is in one of my favorite neighborhoods. We have a number of rentals in the neighborhood that have preformed well.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490243
The link below is to the Google satellite image and street view of the property.
http://maps.google.com/maps?q=176+JARRETT+LANE,+MADISON,+AL+35758&hl=en&ll=34.72378,-86.759366&spn=0.0028,0.005273&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=176+Jarrett+Ln,+Madison,+Alabama+35758&t=h&z=18
The house backs up to a common area that is the beginning of a drainage creek, While the lot provides privacy, it does slope from the street down to the house. The times I have shown the house the buyers were concerned with storm runoff from the street. The property is not in a flood zone.
The house has been on the market since 09/29/10 with no price reductions. It is listed at $88 per square foot. The average sold price in the neighborhood since 03/01/11 was $91 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490254
While this house might be a candidate, the concerns over storm runoff are a consideration. I think we can do better.
We do have two rentals in the neighborhood where the owner would consider selling. The best of the two is http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit. He would need to sell at around $168,000 / $98 per square foot. This is well above the average sold price.
119 GRANTHAM CIRCLE in the Asbury subdivision is just north of the 102 Brockton property above.
http://maps.google.com/maps?q=119+GRANTHAM+CIRCLE,+MADISON,+AL+35756&hl=en&ll=34.689704,-86.788044&spn=0.007922,0.021093&hnear=Grantham+Cir,+Madison,+Limestone,+Alabama+35756&t=h&z=16
The neighborhood is similar to the Brockton house. The original builder was a high volume production builder focused on entry level homes. The quality of the homes is a couple of levels above the Brockton house.
There are a number of new construction, proposed construction homes in the ASHBURY neighborhood. Breland Homes a local high quality production builder bought out the project three years ago from the developer. These homes at 1655 HEALEY DRIVE, 202 HEALEY DRIVE, 200 HEALEY DRIVE and 2253 MIDDLEWICH DRIVE might be candidates for us. We need to be careful on lot selection and make sure that the bulk of homes in this part of the development will be the newer more marketable homes.
I have sold a number of Breland Homes and am impressed with the quality of the work and in their realtor / buyer friendly corporate mind set. They build an attractive home at a remarkably low price. The link below is to the builders webpage for the neighborhood.
http://www.brelandhomes.com/ashbury.htm
105 MIDDLEWICH DRIVE is competing with the new construction in ASHBURY and at $105 per square foot is priced above the better quality new homes.
We have several rentals in the neighborhood of 205 DE JAN ROAD but the location of the lot for the proposed construction concerns me. It backs up to a major traffic artery, County Line Road. We should pass on this property.
http://maps.google.com/maps?q=205+DE+JAN+ROAD,+MADISON,+AL+35758&hl=en&ll=34.739849,-86.78607&spn=0.003959,0.010546&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=205+De+Jan+Rd,+Madison,+Alabama+35758&t=h&z=17
The link below is to a withdrawn listing in the same neighborhood where the house rented for internet edit before selling.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
The link below is to the public record in the Huntsville MLS of where the current owner purchased the house at $139,000. Even if the seller had given me the lowest sales price they would accept, t I couldn't reveal it. I can however determine what their break even point on a sale would be. Assuming standard fees, costs and a $3,000 seller contribution to purchaser closing costs, they would have to sell at around $151,000 / If we dropped the total realtor fee to 4.5% their breakeven would be around $149,000 / $93 per square foot.
The average sold price for the past year was $89 per square foot with a range of $74 to $98 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490726
When I drop out the $74 per square foot bank owned sale at 258 DE JAN ROAD the average sold price jumps to $92 per square foot. This house would be a fair but not a great purchase. If you have an interest I can approach the owner. He might be willing to take a loss.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490732
113 BLANCHARD PLACE on Balch Road is abound 2 miles south of medicine bend just south of Columbia Elementary School. This is a good location, close to shopping and an easy commute to Redstone Arsenal and research Park. There are plans to connect Balch to I 565 eventually. This will make the neighborhood more accessible. As long as we pick a house away from the front of the neighborhood, traffic noise won't be a problem
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490746
175 AMSTERDAM PLACE is in the same neighborhood. if the MLS mapping is correct the house backs up to open space.
113 BLANCHARD PLACE is in the same neighborhood and price range but doesn't have the open space.
We have a rental in the neighborhood that is rented for $1,225.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
The link below is to an old withdrawn listing of the house.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
The owners purchase was not recorded in the Huntsville MLS. The amount of down payment is not public record but the mortgage is. Unless I am missing something the purchase mortgage was internet edit. To clear that amount they would need to sell at around $ internet edit / $ internet edit per square foot. While thy may not accept that amount, the public records give us an idea of what they are into the house for.
http://probate.co.madison.al.us/LoadImage.aspx?sk=2 internet edit &format=PDF&ref=24c2729d- internet edit
The link below is to a summary of MLS activity in the neighborhood in the past year. The average sold price was $82 per square foot with a range of $79 to $85 per square foot. Again I don't know what seller is thinking on a net proceeds but this one might be worth a closer look.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
internet edit and internet edit are located in the same neighborhood and are listed at $89 and $91 per square foot.
internet edit in the same neighborhood is listed at $ internet edit per square foot it a four bedroom home and seems to be very well priced. This one deserves a closer look.
The house has been on and off the market since internet edit and was originally listed at $ internet edit. The Huntsville MLS doesn't have the currents owners purchase of the house recorded but probate records sow a 2003 purchase mortgage. The mortgage amount is not included in the recorded document.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20030926000785350&format=PDF&ref= internet edit
A mortgage release and then a new mortgage is recorded.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20100105000007920&format=PDF&ref= internet edit
The new internet edit mortgage was for $ internet edit
http://probate.co.madison.al.us/LoadImage.aspx?sk=20091223000792430&format=PDF&ref= internet edit
Unless I am missing something in probate records, they owe something less than $internet edit . Seller has room to negotiate if they have the motivation.
At the $ internet edit list price and a 20% down payment ($ internet edit) and a internet edit% mortgage rate the principle and interest payment will be $855.
The current annual taxes are $internet edit and are at the homestead rate. The investor taxes would be $internet edit or $internet edit per month.
If we estimate the annual insurance cost at $700 the monthly amount would be $58 for a total payment of $1,101. At a rental amount of $1,200 and 10% management fee your monthly proceeds would be $120 per month. for a net month proceeds of -$21.
The two variables we have some control over are the down payment and rental amounts. If we increased the down payment the principle and interest payment will drop $27 per $5,000 additional down payment.
The link below is to a summary of recent rented listings in the neighborhood. Based on the data we could push the rental amount to at least $1,250. In the peak summer season we might push to $1,300 or better.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
I did use an interest rate a little higher than your recent loan and did use the list price. I expect that the house could be purchased for fomenting less than list price.
102 OAK SHADE DRIVE, 122 FOREST GLADE DRIVE, 105 ALDERWOOD DRIVE and 106 ACACIA TRAIL DRIVE are all in the Old Ivey subdivision. While I like the general location as being close to Redstone Arsenal and Research Park I do have concerns. The lots are VERY small and some are sloping. I am always concerned about future foundation problems on lots where there has been fill added. The neighborhood is on a hill about .8 miles from a grade railroad crossing. There is no doubt about hearing the train. Of greater concern is the low income multi-family property just over the tracks. Two years ago there was a drug bust in what I thought was a great neighborhood. The bust was substantial enough to have made the news.
At first look 125 CHELSEA PARK ROW seems to be priced well above what the market will bear at $127 per square foot and the stained concrete floors won't appeal to everyone. The location off of Balch Road is good but the house is very close to a flood zone.
In the past year there have been no resales in the neighborhood. All of the sales at the following link were new construction. The average sold price was $106 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115496445
I did want to include a few properties in (close in) northeast Madison County. We moved to the area four years ago and regret having not moved sooner. Except when there is a wreck we can be at our downtown office in 15 - 20 min. Redstone Arsenal and Research Park are 5 - 10 min. further west. The schools here are good and there is basic shopping and a few restaurants in place. Before the economy crashed there were plans for a Target shopping center with about 50 stores. Ground preparation had already been done. There are long term plans to extend I 565 about 3 miles further east. The schools are good and there is still open space, mountains lakes and a river.
Be sure to consider the homes in Brooks Landing. I am partial to the location for easy acess and many of the lots have mountain views. The second link is to the builder's web page for the neighborhood.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115496504
http://www.brelandhomes.com/brooks-landing.htm
Brooks Landing Map.
http://maps.google.com/maps?q=1933+BROOKSLANDING+DRIVE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.783074,-86.500769&spn=0.031652,0.084372&hnear=Brookslanding+Dr,+Huntsville,+Madison,+Alabama+35811&t=m&z=14
Brooks Landing Satellite;
http://maps.google.com/maps?q=1933+BROOKSLANDING+DRIVE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.779267,-86.503944&spn=0.031653,0.084372&hnear=Brookslanding+Dr,+Huntsville,+Madison,+Alabama+35811&t=h&z=14
There is one listing on the street where I live,
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115496519
The house backs up to open space and has acess to the Flint River. The commercial operation to the northeast is a potable water plant. At the subject house there is no impact. At night there are pumps that run in the two buildings north of the house with the pool. You can hear the pumps from the houses in the curve to about 5 houses to the west.
http://maps.google.com/maps?q=209+RALEIGH+WAY,35811&hl=en&ll=34.785127,-86.48813&spn=0.003956,0.010546&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=209+Raleigh+Way,+Huntsville,+Alabama+35811&t=h&z=17
Comparables will be tough here. There haven't been any recent sales in this new addition
March 13th, 2012 11:02 AM
While investors shouldn't ignore other areas, Madison continues to be the first choice for most newcomers (tenants) to the area. Parts of Madison have developed a bit of a traffic problem relative to what Huntsville is accustomed to. We just have to be selective on the locations we consider.
Medicine Bend has alternate routes to Redstone Arsenal and Research Park that avoid congested areas. The proposed Madison Hospital just behind Medicine Bend has recently opened and there is related growth in the area.
There is talk of another base realignment and closure BRAC in 2013. If this does come to pass Huntsville is expected to have a substantial number of defense and support positions move into the area.
There is continued demand for rentals in all price ranges but lower priced homes have much higher turnover and maintenance expenses. There is a smaller tenant pool above $1,400. Investors should focus on properties that rent in the $1,000 to $1,400 range. To hit this target we can focus on homes with market values in the $140,000 to $200,000 range. For lower maintenance costs we need to filter for newer homes and should include pre-construction in our search. We also need to filter for full brick construction, again for lower maintenance costs.
The link below is to a handful of properties I found that might be candidates.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490106
102 BROCKTON DRIVE is in the Oxford subdivision. It is located near the south end of County Line Road. It gives easy acess to Research Park and Redstone Arsenal via Highway 20 / Madison Boulevard. There are long term plans to add an eastbound ramp onto I 565 at County Line Road making acess easer. The neighborhood is located within about 3 miles of shopping.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490107
Link to map of shopping.
http://maps.google.com/maps?q=publix,county+line+%40+browns+ferry,+madison+,+AL++&hl=en&ll=34.721297,-86.782036&spn=0.031676,0.084372&sll=34.714968,-86.768087&sspn=0.063356,0.168743&hq=publix,county+line+%40+browns+ferry,&hnear=Madison,+Alabama&t=h&z=14
The negatives on this property are that the homes were fairly cheaply built and marketed towards entry level buyers based on the" Big house, Little price." tag line. While the homes meet code they are plain as plain can be. There have been a number of foreclosures in the neighborhood in the past several years. The other negative is that he house is about 1,200' - 1,500' from a railroad track. While there isn't a grade crossing where trains will be sounding their horns, one can still hear the trains.
176 JARRETT LANE is in one of my favorite neighborhoods. We have a number of rentals in the neighborhood that have preformed well.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490243
The link below is to the Google satellite image and street view of the property.
http://maps.google.com/maps?q=176+JARRETT+LANE,+MADISON,+AL+35758&hl=en&ll=34.72378,-86.759366&spn=0.0028,0.005273&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=176+Jarrett+Ln,+Madison,+Alabama+35758&t=h&z=18
The house backs up to a common area that is the beginning of a drainage creek, While the lot provides privacy, it does slope from the street down to the house. The times I have shown the house the buyers were concerned with storm runoff from the street. The property is not in a flood zone.
The house has been on the market since 09/29/10 with no price reductions. It is listed at $88 per square foot. The average sold price in the neighborhood since 03/01/11 was $91 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490254
While this house might be a candidate, the concerns over storm runoff are a consideration. I think we can do better.
We do have two rentals in the neighborhood where the owner would consider selling. The best of the two is http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit. He would need to sell at around $168,000 / $98 per square foot. This is well above the average sold price.
119 GRANTHAM CIRCLE in the Asbury subdivision is just north of the 102 Brockton property above.
http://maps.google.com/maps?q=119+GRANTHAM+CIRCLE,+MADISON,+AL+35756&hl=en&ll=34.689704,-86.788044&spn=0.007922,0.021093&hnear=Grantham+Cir,+Madison,+Limestone,+Alabama+35756&t=h&z=16
The neighborhood is similar to the Brockton house. The original builder was a high volume production builder focused on entry level homes. The quality of the homes is a couple of levels above the Brockton house.
There are a number of new construction, proposed construction homes in the ASHBURY neighborhood. Breland Homes a local high quality production builder bought out the project three years ago from the developer. These homes at 1655 HEALEY DRIVE, 202 HEALEY DRIVE, 200 HEALEY DRIVE and 2253 MIDDLEWICH DRIVE might be candidates for us. We need to be careful on lot selection and make sure that the bulk of homes in this part of the development will be the newer more marketable homes.
I have sold a number of Breland Homes and am impressed with the quality of the work and in their realtor / buyer friendly corporate mind set. They build an attractive home at a remarkably low price. The link below is to the builders webpage for the neighborhood.
http://www.brelandhomes.com/ashbury.htm
105 MIDDLEWICH DRIVE is competing with the new construction in ASHBURY and at $105 per square foot is priced above the better quality new homes.
We have several rentals in the neighborhood of 205 DE JAN ROAD but the location of the lot for the proposed construction concerns me. It backs up to a major traffic artery, County Line Road. We should pass on this property.
http://maps.google.com/maps?q=205+DE+JAN+ROAD,+MADISON,+AL+35758&hl=en&ll=34.739849,-86.78607&spn=0.003959,0.010546&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=205+De+Jan+Rd,+Madison,+Alabama+35758&t=h&z=17
The link below is to a withdrawn listing in the same neighborhood where the house rented for internet edit before selling.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
The link below is to the public record in the Huntsville MLS of where the current owner purchased the house at $139,000. Even if the seller had given me the lowest sales price they would accept, t I couldn't reveal it. I can however determine what their break even point on a sale would be. Assuming standard fees, costs and a $3,000 seller contribution to purchaser closing costs, they would have to sell at around $151,000 / If we dropped the total realtor fee to 4.5% their breakeven would be around $149,000 / $93 per square foot.
The average sold price for the past year was $89 per square foot with a range of $74 to $98 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490726
When I drop out the $74 per square foot bank owned sale at 258 DE JAN ROAD the average sold price jumps to $92 per square foot. This house would be a fair but not a great purchase. If you have an interest I can approach the owner. He might be willing to take a loss.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490732
113 BLANCHARD PLACE on Balch Road is abound 2 miles south of medicine bend just south of Columbia Elementary School. This is a good location, close to shopping and an easy commute to Redstone Arsenal and research Park. There are plans to connect Balch to I 565 eventually. This will make the neighborhood more accessible. As long as we pick a house away from the front of the neighborhood, traffic noise won't be a problem
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115490746
175 AMSTERDAM PLACE is in the same neighborhood. if the MLS mapping is correct the house backs up to open space.
113 BLANCHARD PLACE is in the same neighborhood and price range but doesn't have the open space.
We have a rental in the neighborhood that is rented for $1,225.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
The link below is to an old withdrawn listing of the house.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
The owners purchase was not recorded in the Huntsville MLS. The amount of down payment is not public record but the mortgage is. Unless I am missing something the purchase mortgage was internet edit. To clear that amount they would need to sell at around $ internet edit / $ internet edit per square foot. While thy may not accept that amount, the public records give us an idea of what they are into the house for.
http://probate.co.madison.al.us/LoadImage.aspx?sk=2 internet edit &format=PDF&ref=24c2729d- internet edit
The link below is to a summary of MLS activity in the neighborhood in the past year. The average sold price was $82 per square foot with a range of $79 to $85 per square foot. Again I don't know what seller is thinking on a net proceeds but this one might be worth a closer look.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
internet edit and internet edit are located in the same neighborhood and are listed at $89 and $91 per square foot.
internet edit in the same neighborhood is listed at $ internet edit per square foot it a four bedroom home and seems to be very well priced. This one deserves a closer look.
The house has been on and off the market since internet edit and was originally listed at $ internet edit. The Huntsville MLS doesn't have the currents owners purchase of the house recorded but probate records sow a 2003 purchase mortgage. The mortgage amount is not included in the recorded document.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20030926000785350&format=PDF&ref= internet edit
A mortgage release and then a new mortgage is recorded.
http://probate.co.madison.al.us/LoadImage.aspx?sk=20100105000007920&format=PDF&ref= internet edit
The new internet edit mortgage was for $ internet edit
http://probate.co.madison.al.us/LoadImage.aspx?sk=20091223000792430&format=PDF&ref= internet edit
Unless I am missing something in probate records, they owe something less than $internet edit . Seller has room to negotiate if they have the motivation.
At the $ internet edit list price and a 20% down payment ($ internet edit) and a internet edit% mortgage rate the principle and interest payment will be $855.
The current annual taxes are $internet edit and are at the homestead rate. The investor taxes would be $internet edit or $internet edit per month.
If we estimate the annual insurance cost at $700 the monthly amount would be $58 for a total payment of $1,101. At a rental amount of $1,200 and 10% management fee your monthly proceeds would be $120 per month. for a net month proceeds of -$21.
The two variables we have some control over are the down payment and rental amounts. If we increased the down payment the principle and interest payment will drop $27 per $5,000 additional down payment.
The link below is to a summary of recent rented listings in the neighborhood. Based on the data we could push the rental amount to at least $1,250. In the peak summer season we might push to $1,300 or better.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID= internet edit
I did use an interest rate a little higher than your recent loan and did use the list price. I expect that the house could be purchased for fomenting less than list price.
102 OAK SHADE DRIVE, 122 FOREST GLADE DRIVE, 105 ALDERWOOD DRIVE and 106 ACACIA TRAIL DRIVE are all in the Old Ivey subdivision. While I like the general location as being close to Redstone Arsenal and Research Park I do have concerns. The lots are VERY small and some are sloping. I am always concerned about future foundation problems on lots where there has been fill added. The neighborhood is on a hill about .8 miles from a grade railroad crossing. There is no doubt about hearing the train. Of greater concern is the low income multi-family property just over the tracks. Two years ago there was a drug bust in what I thought was a great neighborhood. The bust was substantial enough to have made the news.
At first look 125 CHELSEA PARK ROW seems to be priced well above what the market will bear at $127 per square foot and the stained concrete floors won't appeal to everyone. The location off of Balch Road is good but the house is very close to a flood zone.
In the past year there have been no resales in the neighborhood. All of the sales at the following link were new construction. The average sold price was $106 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115496445
I did want to include a few properties in (close in) northeast Madison County. We moved to the area four years ago and regret having not moved sooner. Except when there is a wreck we can be at our downtown office in 15 - 20 min. Redstone Arsenal and Research Park are 5 - 10 min. further west. The schools here are good and there is basic shopping and a few restaurants in place. Before the economy crashed there were plans for a Target shopping center with about 50 stores. Ground preparation had already been done. There are long term plans to extend I 565 about 3 miles further east. The schools are good and there is still open space, mountains lakes and a river.
Be sure to consider the homes in Brooks Landing. I am partial to the location for easy acess and many of the lots have mountain views. The second link is to the builder's web page for the neighborhood.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115496504
http://www.brelandhomes.com/brooks-landing.htm
Brooks Landing Map.
http://maps.google.com/maps?q=1933+BROOKSLANDING+DRIVE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.783074,-86.500769&spn=0.031652,0.084372&hnear=Brookslanding+Dr,+Huntsville,+Madison,+Alabama+35811&t=m&z=14
Brooks Landing Satellite;
http://maps.google.com/maps?q=1933+BROOKSLANDING+DRIVE,+HUNTSVILLE,+AL+35811&hl=en&ll=34.779267,-86.503944&spn=0.031653,0.084372&hnear=Brookslanding+Dr,+Huntsville,+Madison,+Alabama+35811&t=h&z=14
There is one listing on the street where I live,
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115496519
The house backs up to open space and has acess to the Flint River. The commercial operation to the northeast is a potable water plant. At the subject house there is no impact. At night there are pumps that run in the two buildings north of the house with the pool. You can hear the pumps from the houses in the curve to about 5 houses to the west.
http://maps.google.com/maps?q=209+RALEIGH+WAY,35811&hl=en&ll=34.785127,-86.48813&spn=0.003956,0.010546&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=209+Raleigh+Way,+Huntsville,+Alabama+35811&t=h&z=17
Comparables will be tough here. There haven't been any recent sales in this new addition
Sunday, March 11, 2012
homes for sale in huntsville al
Homes for sale in Huntsville Alabama; The tax assessment may or may not be an accurate reflection of the home's value.
March 11th, 2012 12:15 PM
The tax assessment may or may not be an accurate reflection of the home's value. The true gauge is to look at recent sales of comparable homes. The link below is to where the house sold at $88,500 or $44 psf (per square foot). The listing indicates the house is 2,000 sf. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586802
The link below is to the tax assessors information on the house. They think the house has 1,450 sf, an obvious error. As a side note, they still show you as living in the house and you are still getting the benefit of the homestead exemption lower tax rate. http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1406144004055000&MapImage=/Maps/pm_EMAPSMAP04_5337_46153.gif The link below is to the GOOGLE fly through of the neighborhood. http://maps.google.com/maps?f=q&source=s_q&hl=en&geocode=&q=3617+INGLEWOOD+DRIVE,+HUNTSVILLE,+AL+35810&sll=34.77449,-86.595118&sspn=0.007649,0.020728&ie=UTF8&ll=34.776059,-86.595182&spn=0.007649,0.020728&z=16&iwloc=A&layer=c&cbll=34.77462,-86.595414&panoid=BucO71J3mhM_SRK2l_wZkw&cbp=12,202.3280073117129,,0,5
Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register. The link below is to MLS activity in the neighborhood in the past six months. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586819 The data is not encouraging. There are 17 active listings with an average list price of $53 psf and a range of $26 to $67 psf. There were 18 sales at an average of $36 psf and a range of $10 to $49 psf. The average days on market were high at 118 days. Even in ready to market condition the house would probably sell somewhere between the average and highest sold prices of $36 psf and $49 psf ($72,000 to $98,000). With brokers fees and closing costs, your net proceeds on a sale would not be that attractive. The schools that serve the neighborhood have been in decline the past few years. That decline has really hurt property values. If the tenant cant buy, you may want to continue to hold the property. Huntsville's economy and real estate market are still in overall strong condition and hopefully the neighborhood will start to appreciate again. I think the property is assessed too high by the tax assessors office but if you asked for a reevaluation you would probably be assessed at the non-homestead rate, effectively doubling your annual taxes. They also have the square feet too low. It's probably best to remain silent for now.
The link below is to recent MLS activity in your neighborhood of properties similar in age to yours.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719568802
The average sold price was $105 psf (per square foot) with a range of $104.92 to $105.95 psf. The average days on market were 29 days with a range of 2 to 77 days.
There are two active listings; a foreclosure listed at $99.24 psf and another home listed at $102.23 psf. The second home has been on market since 1/4/09 and has had one price reduction.
In general we recommend listing property in a range between the average sold price ($105 psf) and just above the highest sold price ($105.95) psf while staying within the range of active, competing listings ($102.23).
That the one active listing is priced below the average sold price may be an indication that demand for homes in your neighborhood is soft or that the seller of this house is very motivated to sell.
At $105 psf your 2,115 sf house would be $222,000. At the $102.23 list price of the comparable active listing it would be $216,000.
Overall Huntsville has faired better than most of the country but we currently have an oversupply of homes in certain market segments. The worst oversupply is in homes in more upscale homes especially those located outside of the city. There are 406 available properties in the $200,000 to $250,000 range in the greater Huntsville area. In the Grissom School district there are 38 active listings. Most of those homes are however much older than yours.
Depending on how well your house shows to prospective buyers and how urgent your need to sell, I would recommend listing the house in the $225,000 to $215,000 range. You could gauge our price position by showing activity. We should expect to see 2 - 5 showing per week over a several week period. If showing activity is substantially less, the price is probably set too high for market conditions.
Homes for sale in Huntsville AL You might find it hard to use Huntsville's public acess MLS, especially if you dont know where to get started. Just let us know what you are looking for at Automated Property Searches and we can help.
The property you asked about at the link below is still available. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569443 The property has been on market since 2/18/09 and has had one price reduction. The link below is to recent MLS activity of similar properties in the neighborhood. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569462 The subject property is listed at $97 psf (per square foot). The two sales were at $87 and $88 psf. There is one pending sale that was listed at $101 psf but we wont know the sales price until after closing. That property was on market 85 days before going under contract. The current owner bought the house 3/28/09 for $169,900 with seller paying $4,000 in closing costs. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569500 My take is that the owner needs to sell and has priced the house at something near his breakeven price point. I think that the house is probably listed a little above what the market will bear. Seller may be willing to negotiate the price to nearer the comparable sales level but one never knows until negotiations start. The link below is to properties in Madison that are priced near or less than the subject property that may be prospects for you. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569510
Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
The HOA was paid 3/30/09. On ALABAMA HERITAGE HOMES, INC. being foreclosed on; a quick online search did not turn up any legal notices but that doesn't mean they aren't facing foreclosure on some of their inventory. There is a surplus of inventory in this market segment and several builders have lost properties and a few have closed shop. Fundamentally the Huntsville real estate market is sound but area builders got way ahead of the supply / demand curve. As BRAC positions start to be filled in earnest, the supply / demand imbalance will start to correct. We are seeing signs of increased sales already. Huntsville area sales were up 20% in March over February. If you are considering another purchase, we are in a unique period of a decidedly buyer's market. The link below is to a summary of MLS activity in Hampton Ridge in the past 12 months. There are a whopping 16 available properties There were 29 sales but the average days on market were very high at 126 days. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586759 Another builder that is struggling is HPH builders. http://www.hphproperties.com/huntsville_communitymap.html Two neighborhoods where they have properties that have big upside potential are Lake Forest and The Reserve. Both subdivisions are just west of the arsenal. This is an extremely fast growing area that will be attractive to BRAC immigrants. The two negatives with this area are the just average K - 8 school and the roads. The City is receiving funds from the federal government and is building a new Williams school and plans are in place to upgrade the roads. There is a shopping center planned at the corner Zeirdt Road and Martin Road and there may be a shopping mall at Madison Boulevard / Highway 20 / I 565 and Zeirdt road. The link below is to listings in those neighborhoods. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586778 http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586782
March 11th, 2012 12:15 PM
The tax assessment may or may not be an accurate reflection of the home's value. The true gauge is to look at recent sales of comparable homes. The link below is to where the house sold at $88,500 or $44 psf (per square foot). The listing indicates the house is 2,000 sf. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586802
The link below is to the tax assessors information on the house. They think the house has 1,450 sf, an obvious error. As a side note, they still show you as living in the house and you are still getting the benefit of the homestead exemption lower tax rate. http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1406144004055000&MapImage=/Maps/pm_EMAPSMAP04_5337_46153.gif The link below is to the GOOGLE fly through of the neighborhood. http://maps.google.com/maps?f=q&source=s_q&hl=en&geocode=&q=3617+INGLEWOOD+DRIVE,+HUNTSVILLE,+AL+35810&sll=34.77449,-86.595118&sspn=0.007649,0.020728&ie=UTF8&ll=34.776059,-86.595182&spn=0.007649,0.020728&z=16&iwloc=A&layer=c&cbll=34.77462,-86.595414&panoid=BucO71J3mhM_SRK2l_wZkw&cbp=12,202.3280073117129,,0,5
Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register. The link below is to MLS activity in the neighborhood in the past six months. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586819 The data is not encouraging. There are 17 active listings with an average list price of $53 psf and a range of $26 to $67 psf. There were 18 sales at an average of $36 psf and a range of $10 to $49 psf. The average days on market were high at 118 days. Even in ready to market condition the house would probably sell somewhere between the average and highest sold prices of $36 psf and $49 psf ($72,000 to $98,000). With brokers fees and closing costs, your net proceeds on a sale would not be that attractive. The schools that serve the neighborhood have been in decline the past few years. That decline has really hurt property values. If the tenant cant buy, you may want to continue to hold the property. Huntsville's economy and real estate market are still in overall strong condition and hopefully the neighborhood will start to appreciate again. I think the property is assessed too high by the tax assessors office but if you asked for a reevaluation you would probably be assessed at the non-homestead rate, effectively doubling your annual taxes. They also have the square feet too low. It's probably best to remain silent for now.
The link below is to recent MLS activity in your neighborhood of properties similar in age to yours.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719568802
The average sold price was $105 psf (per square foot) with a range of $104.92 to $105.95 psf. The average days on market were 29 days with a range of 2 to 77 days.
There are two active listings; a foreclosure listed at $99.24 psf and another home listed at $102.23 psf. The second home has been on market since 1/4/09 and has had one price reduction.
In general we recommend listing property in a range between the average sold price ($105 psf) and just above the highest sold price ($105.95) psf while staying within the range of active, competing listings ($102.23).
That the one active listing is priced below the average sold price may be an indication that demand for homes in your neighborhood is soft or that the seller of this house is very motivated to sell.
At $105 psf your 2,115 sf house would be $222,000. At the $102.23 list price of the comparable active listing it would be $216,000.
Overall Huntsville has faired better than most of the country but we currently have an oversupply of homes in certain market segments. The worst oversupply is in homes in more upscale homes especially those located outside of the city. There are 406 available properties in the $200,000 to $250,000 range in the greater Huntsville area. In the Grissom School district there are 38 active listings. Most of those homes are however much older than yours.
Depending on how well your house shows to prospective buyers and how urgent your need to sell, I would recommend listing the house in the $225,000 to $215,000 range. You could gauge our price position by showing activity. We should expect to see 2 - 5 showing per week over a several week period. If showing activity is substantially less, the price is probably set too high for market conditions.
Homes for sale in Huntsville AL You might find it hard to use Huntsville's public acess MLS, especially if you dont know where to get started. Just let us know what you are looking for at Automated Property Searches and we can help.
The property you asked about at the link below is still available. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569443 The property has been on market since 2/18/09 and has had one price reduction. The link below is to recent MLS activity of similar properties in the neighborhood. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569462 The subject property is listed at $97 psf (per square foot). The two sales were at $87 and $88 psf. There is one pending sale that was listed at $101 psf but we wont know the sales price until after closing. That property was on market 85 days before going under contract. The current owner bought the house 3/28/09 for $169,900 with seller paying $4,000 in closing costs. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569500 My take is that the owner needs to sell and has priced the house at something near his breakeven price point. I think that the house is probably listed a little above what the market will bear. Seller may be willing to negotiate the price to nearer the comparable sales level but one never knows until negotiations start. The link below is to properties in Madison that are priced near or less than the subject property that may be prospects for you. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719569510
Huntsville Houses We can assist you in finding area Huntsville houses that will meet your needs and price range.You can search the entire Huntsville MLS for houses on your own without having to register.
The HOA was paid 3/30/09. On ALABAMA HERITAGE HOMES, INC. being foreclosed on; a quick online search did not turn up any legal notices but that doesn't mean they aren't facing foreclosure on some of their inventory. There is a surplus of inventory in this market segment and several builders have lost properties and a few have closed shop. Fundamentally the Huntsville real estate market is sound but area builders got way ahead of the supply / demand curve. As BRAC positions start to be filled in earnest, the supply / demand imbalance will start to correct. We are seeing signs of increased sales already. Huntsville area sales were up 20% in March over February. If you are considering another purchase, we are in a unique period of a decidedly buyer's market. The link below is to a summary of MLS activity in Hampton Ridge in the past 12 months. There are a whopping 16 available properties There were 29 sales but the average days on market were very high at 126 days. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586759 Another builder that is struggling is HPH builders. http://www.hphproperties.com/huntsville_communitymap.html Two neighborhoods where they have properties that have big upside potential are Lake Forest and The Reserve. Both subdivisions are just west of the arsenal. This is an extremely fast growing area that will be attractive to BRAC immigrants. The two negatives with this area are the just average K - 8 school and the roads. The City is receiving funds from the federal government and is building a new Williams school and plans are in place to upgrade the roads. There is a shopping center planned at the corner Zeirdt Road and Martin Road and there may be a shopping mall at Madison Boulevard / Highway 20 / I 565 and Zeirdt road. The link below is to listings in those neighborhoods. http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586778 http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=4719586782
Friday, March 9, 2012
Huntsville MLS
Additional changes coming from FHA
March 9th, 2012 9:47 AM
Additional changes coming from FHA
Modify documentation requirements for self-employed borrowers.
Provide new guidance on disputed accounts.
Expand the current definition of family members for identity of interest transactions.
Self Employed Borrowers
A P&L and Balance sheet will now be required if more than a calendar quarter has elapsed since date of most recent calendar or fiscal-year end tax return was filed by the borrower - with no exceptions. Additionally, if the income used to qualify the borrower exceeds the 2 year average of tax returns, an audited P&L or signed quarterly tax returns obtained from IRS are required.
Handling of Disputed Accounts, Public Records
The mortgage application will no longer be referred to a DE underwriter for review due to disputed accounts, as long as these accounts meet both of the following conditions:
The total outstanding balance of all disputed credit accounts or collections are less than $1,000 and
Disputed credit accounts or collections are aged two years from date of last activity as indicated on the most recent credit report.
If the borrower has individual or multiple disputed credit accounts or collections with singular or cumulative balances equal to or greater than $1,000, the accounts must be resolved (e.g. payment arrangements with a minimum 3 months of verified payments as agreed) or paid in full, prior to, or at the time of closing.
Disputed credit accounts or collections resulting from identity theft, credit card theft, or unauthorized use, etc... will be excluded from the $1,000 limit under certain terms. The borrower will need to provide documentation that he filed an identity theft or police report to dispute the fraudulent charges. We will also need to provide documentation to show all disputed or collection accounts are resolved, verified as not a debt to the borrower, arrangements made for payment, or paid in full.
If the total outstanding balance of all collection accounts is less than $1,000, the borrower is not required to pay off the collection accounts as a condition of mortgage approval.
Identity Interest Transactions
The new purpose of Identity of Interest transactions, the definition of family members include:
child, parent, or grandparent
spouse
legally adopted son or daughter, including a child who is placed with the borrower by an authorized agency for legal adoption
foster child
brother, stepbrother
sister, stepsister
uncle, and
aunt
The new guidance will go into effect on case numbers assigned April 1, 2012
Keywords; Huntsville homes for sale Huntsville Alabama MLS search, Huntsville MLS Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
March 9th, 2012 9:47 AM
Additional changes coming from FHA
Modify documentation requirements for self-employed borrowers.
Provide new guidance on disputed accounts.
Expand the current definition of family members for identity of interest transactions.
Self Employed Borrowers
A P&L and Balance sheet will now be required if more than a calendar quarter has elapsed since date of most recent calendar or fiscal-year end tax return was filed by the borrower - with no exceptions. Additionally, if the income used to qualify the borrower exceeds the 2 year average of tax returns, an audited P&L or signed quarterly tax returns obtained from IRS are required.
Handling of Disputed Accounts, Public Records
The mortgage application will no longer be referred to a DE underwriter for review due to disputed accounts, as long as these accounts meet both of the following conditions:
The total outstanding balance of all disputed credit accounts or collections are less than $1,000 and
Disputed credit accounts or collections are aged two years from date of last activity as indicated on the most recent credit report.
If the borrower has individual or multiple disputed credit accounts or collections with singular or cumulative balances equal to or greater than $1,000, the accounts must be resolved (e.g. payment arrangements with a minimum 3 months of verified payments as agreed) or paid in full, prior to, or at the time of closing.
Disputed credit accounts or collections resulting from identity theft, credit card theft, or unauthorized use, etc... will be excluded from the $1,000 limit under certain terms. The borrower will need to provide documentation that he filed an identity theft or police report to dispute the fraudulent charges. We will also need to provide documentation to show all disputed or collection accounts are resolved, verified as not a debt to the borrower, arrangements made for payment, or paid in full.
If the total outstanding balance of all collection accounts is less than $1,000, the borrower is not required to pay off the collection accounts as a condition of mortgage approval.
Identity Interest Transactions
The new purpose of Identity of Interest transactions, the definition of family members include:
child, parent, or grandparent
spouse
legally adopted son or daughter, including a child who is placed with the borrower by an authorized agency for legal adoption
foster child
brother, stepbrother
sister, stepsister
uncle, and
aunt
The new guidance will go into effect on case numbers assigned April 1, 2012
Keywords; Huntsville homes for sale Huntsville Alabama MLS search, Huntsville MLS Automated Real Estate Search, HomeValue and Real Estate Market Updates, Huntsville Alabama area Rental Homes, Property Management.
Tuesday, March 6, 2012
huntsville mls
Huntsville MLS; Preview and photography of Huntsville homes for sale
March 6th, 2012 11:39 AM
I went to preview and photograph the house on dry creek cove. It is a nice but somewhat dated home. You can form an opinion yourself but the concerns I have are that the heat on the main floor is propane. This can be pretty expensive and the price of propane varies seasonally. You have to keep an eye on your supply and order a few weeks before it has to be filled.
I could feel that the floors were very uneven . One of the photos shows the waviness in the upstairs bedroom. Other photos show where the door has been rubbing on the fame. This is a sure sign the house has settled.
The heating and cooling units are probably original to the house and look pretty old. I couldn't find a date on the information plate but if we get that far my HVAC man can tell us how old they are.
The air filters and grills are dirty. It's important to keep these clean to avoid compressor damage.
It was dark and hard to see but there may be burn marks around the air intake of the propane water heater. I'm not sure what that means. It could just need the jets cleaned.
The seal is broken in the double pane glass window in the room between the kitchen and laundry. There is moisture between the panes of glass.
The sheet rock tape in the garage ceiling is coming loose. This could be a sign of moisture but could be anything.
There is some unusual damage to teh front wall of the garage.
The back deck is showing some age and will need attention soon.
The mail level ceilings have been repainted but there is yellow showing through. There is no smoke smell in the house but it could be someone smoked inside and the nicotine stain is bleeding through. One area in the kitchen looks like there may have been some ceiling repair.
One of the bathroom vent fans is way noisy. There may be a fan bearing going bad or it could just be a noisy fan.
There is a doorstop in the master bedroom bathroom door. When I moved it the door closed. Again a sign the house has settled.
The insulation in the attic looks a little low.
I tried to get photos coming in and out of the neighborhood but it's hard to focus while driving.
http://www.visualtour.com/show.asp?T=2704089
http://youtu.be/7G8RnfjJTXI
Tomorrow looks much better for me to accept a cal, Anything before 4;00 central time. Just let me know when.
On the difference in price between this home and Dry Creek; Age and location are the two big factors. The Dry Creek schools aren't near as good and property values in Morgan County are not what they are in Madiosn County. In the photos I sent I tried to show the junk yard and Appalachian -American mobile homes and composting cars on the drive in.
I had to go back to 2005 to find any Huntsville MLS sales in the neighborhood. The link below is to a summary of those sales. The subject is listed at $66 per square foot and has been on market since 09/22/10 without selling. The owner had it on market for 92 days in 2006 without it selling. The average sold price was $67 per square foot with a range of $67 to $78 per square foot. All of the sales had land ranging from 5 to seven acres.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115407826
The link below is to the street view and satellite image of 23812 EAST CLEARMONT DRIVE
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.904417,-86.992557&spn=0.000442,0.002637&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=19&layer=c&cbll=34.904417,-86.992558&panoid=t03pDjT76MtfeQxad7cz7g&cbp=11,128.53,,0,0
Google estimates 37 min to Redstone Arsenal but with traffic on Highway 72 I think that is unrealistic. It's probably safe to add 10 - 15 min.
http://maps.google.com/maps?saddr=AL-255+N&daddr=23812+E+Clearmont+Dr,+Elkmont,+AL+35620&hl=en&sll=34.790123,-86.813965&sspn=0.462402,1.349945&geocode=FSSlEQIdXoHV-g%3BFX2XFAIdQ5nQ-imhkZNU5fNiiDFbATF-Ext4qg&oq=redstone+&mra=dme&mrsp=0&sz=10&t=m&z=10
Look closer at the three parallel long buildings to the southwest. Zoom in on them. These have to some sort of commercial farm. It could be hogs but is probably chickens. If this is a commercial farm when the house is downwind it will be unpleasant.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899589,-86.996441&spn=0.014431,0.042186&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=15
Here is the street view of the operation. I couldn't find a sign saying what it is.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899395,-87.002492&spn=0.000018,0.010546&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=17&layer=c&cbll=34.899438,-87.002385&panoid=s682ktHanIibyyJq71JR3w&cbp=12,166.38,,0,0
10648 STEWART ROAD is under contract.
March 6th, 2012 11:39 AM
I went to preview and photograph the house on dry creek cove. It is a nice but somewhat dated home. You can form an opinion yourself but the concerns I have are that the heat on the main floor is propane. This can be pretty expensive and the price of propane varies seasonally. You have to keep an eye on your supply and order a few weeks before it has to be filled.
I could feel that the floors were very uneven . One of the photos shows the waviness in the upstairs bedroom. Other photos show where the door has been rubbing on the fame. This is a sure sign the house has settled.
The heating and cooling units are probably original to the house and look pretty old. I couldn't find a date on the information plate but if we get that far my HVAC man can tell us how old they are.
The air filters and grills are dirty. It's important to keep these clean to avoid compressor damage.
It was dark and hard to see but there may be burn marks around the air intake of the propane water heater. I'm not sure what that means. It could just need the jets cleaned.
The seal is broken in the double pane glass window in the room between the kitchen and laundry. There is moisture between the panes of glass.
The sheet rock tape in the garage ceiling is coming loose. This could be a sign of moisture but could be anything.
There is some unusual damage to teh front wall of the garage.
The back deck is showing some age and will need attention soon.
The mail level ceilings have been repainted but there is yellow showing through. There is no smoke smell in the house but it could be someone smoked inside and the nicotine stain is bleeding through. One area in the kitchen looks like there may have been some ceiling repair.
One of the bathroom vent fans is way noisy. There may be a fan bearing going bad or it could just be a noisy fan.
There is a doorstop in the master bedroom bathroom door. When I moved it the door closed. Again a sign the house has settled.
The insulation in the attic looks a little low.
I tried to get photos coming in and out of the neighborhood but it's hard to focus while driving.
http://www.visualtour.com/show.asp?T=2704089
http://youtu.be/7G8RnfjJTXI
Tomorrow looks much better for me to accept a cal, Anything before 4;00 central time. Just let me know when.
On the difference in price between this home and Dry Creek; Age and location are the two big factors. The Dry Creek schools aren't near as good and property values in Morgan County are not what they are in Madiosn County. In the photos I sent I tried to show the junk yard and Appalachian -American mobile homes and composting cars on the drive in.
I had to go back to 2005 to find any Huntsville MLS sales in the neighborhood. The link below is to a summary of those sales. The subject is listed at $66 per square foot and has been on market since 09/22/10 without selling. The owner had it on market for 92 days in 2006 without it selling. The average sold price was $67 per square foot with a range of $67 to $78 per square foot. All of the sales had land ranging from 5 to seven acres.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115407826
The link below is to the street view and satellite image of 23812 EAST CLEARMONT DRIVE
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.904417,-86.992557&spn=0.000442,0.002637&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=19&layer=c&cbll=34.904417,-86.992558&panoid=t03pDjT76MtfeQxad7cz7g&cbp=11,128.53,,0,0
Google estimates 37 min to Redstone Arsenal but with traffic on Highway 72 I think that is unrealistic. It's probably safe to add 10 - 15 min.
http://maps.google.com/maps?saddr=AL-255+N&daddr=23812+E+Clearmont+Dr,+Elkmont,+AL+35620&hl=en&sll=34.790123,-86.813965&sspn=0.462402,1.349945&geocode=FSSlEQIdXoHV-g%3BFX2XFAIdQ5nQ-imhkZNU5fNiiDFbATF-Ext4qg&oq=redstone+&mra=dme&mrsp=0&sz=10&t=m&z=10
Look closer at the three parallel long buildings to the southwest. Zoom in on them. These have to some sort of commercial farm. It could be hogs but is probably chickens. If this is a commercial farm when the house is downwind it will be unpleasant.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899589,-86.996441&spn=0.014431,0.042186&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=15
Here is the street view of the operation. I couldn't find a sign saying what it is.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899395,-87.002492&spn=0.000018,0.010546&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=17&layer=c&cbll=34.899438,-87.002385&panoid=s682ktHanIibyyJq71JR3w&cbp=12,166.38,,0,0
10648 STEWART ROAD is under contract.
Saturday, March 3, 2012
homes for sale in huntsville alabama
Client research of Huntsville Alabama homes for sale
March 3rd, 2012 9:43 AM
The house at 16652 SALLIE LANE has been on the market since 10/14/11 with no price reductions.
The link below is to the listing where the current owner bought the house in 2009 at $190,000 / $86 per square foot. If he were able to sell at the list price he would probably just be breaking even.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115401540
The schools are decent. You can research them at http://www.schooldigger.com/go/AL/search.aspx
The house is not near a flood zone.
Huntsville Alabama homes for sale flood map
Checking the surrounding properties there is nothing that gives pause. We have to be careful with rural properties to avoid concentrations of mobile homes or commercial farms.
http://maps.google.com/maps?q=16652+SALLIE+LANE,+HARVEST,+AL+35749&hl=en&ll=34.798228,-86.835889&spn= 0.000989,0.002637&sll=37.0625,95.677068&sspn=14.20984,64.775391&hnear=16652+Sallie+Ln,+Harvest,+Alabama+35749&t=h&z=19
From the Google satellite image at the link below there are power lines and some sort of structures on the road. The resolution in this area is not good but the structures look like mobile homes and the road doesn't look paved.
http://maps.Google.com/maps?q=ANDREW+ROAD,+HUNTSVILLE,+AL+35763&hl=en&ll=34.680391,-86.473613&spn=0.000495,0.001318&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=Andrew+Rd,+Huntsville,+Madison,+Alabama+35741&t=h&z=20
The following is an image of the road as it intersects Caldwell Lane. Again I can see power lines but the road looks to be unpaved.
http://maps.google.com/maps?q=ANDREW+ROAD,+HUNTSVILLE,+AL+35763&hl=en&ll=34.674237,-86.474576&spn=0.000495,0.001318&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=Andrew+Rd,+Huntsville,+Madison,+Alabama+35741&t=h&z=20
The terrain here is very steep making home construction more difficult, expensive and prone to foundation and radon issues.
Homes for sale in Huntsville Alabama
You can drive up to the property for a first hand look
Dir:Hwy 431 S pass Dug Hill Rd, go few more miles and turn left on Caldwell, go one mile and take 3rd left on Andrew. Property is in the curve.
Note in the Google directions below, the property is substantially uphill from the water storage tank. One can assume that some sort of pump is needed to supply the subject property.
http://maps.google.com/maps?saddr=Caldwell+Ln&daddr=Andrew+Rd&hl=en&ll=34.67617,-86.478238&spn=0.015846,0.042186&sll=34.671688,-86.477079&sspn=0.031695,0.084372&geocode=FdQYEQIdhj3Y-g%3BFWguEQIdooXY-g&oq=hampton+cove&mra=dme&mrsp=1&sz=14&t=h&z=15
I went to preview and photograph the house on dry creek cove. It is a nice but somewhat dated home. You can form an opinion yourself but the concerns I have are that the heat on the main floor is propane. This can be pretty expensive and the price of propane varies seasonally. You have to keep an eye on your supply and order a few weeks before it has to be filled.
I could feel that the floors were very uneven . One of the photos shows the waviness in the upstairs bedroom. Other photos show where the door has been rubbing on the fame. This is a sure sign the house has settled.
The heating and cooling units are probably original to the house and look pretty old. I couldn't find a date on the information plate but if we get that far my HVAC man can tell us how old they are.
The air filters and grills are dirty. It's important to keep these clean to avoid compressor damage.
It was dark and hard to see but there may be burn marks around the air intake of the propane water heater. I'm not sure waht that means. It could just need the jets cleaned.
The seal is broken in the double pane glass window in the room between the kitchen and laundry. There is moisture between the panes of glass.
The sheet rock tape in the garage ceiling is coming loose. This could be a sign of moisture but could be anything.
There is some unusual damage to teh front wall of the garage.
The back deck is showing some age and will need attention soon.
The mail level ceilings have been repainted but there is yellow showing through. There is no smoke smell in the house but it could be someone smoked inside and the nicotine stain is bleeding through. One area in the kitchen looks like there may have been some ceiling repair.
One of the bathroom vent fans is way noisy. There may be a fan bearing going bad or it could just be a noisy fan.
There is a doorstop in the master bedroom bathroom door. When I moved it the door closed. Again a sign the house has settled.
The insulation in the attic looks a little low.
I tried to get photos coming in and out of the neighborhood but it's hard to focus while driving.
The link below are to photo slide shows.
http://www.visualtour.com/show.asp?T=2704089
http://youtu.be/7G8RnfjJTXI
On the difference in price between XXXX and Dry Creek; Age and location are the two big factors. The Dry Creek schools aren't near as good and property values in Morgan County are not what they are in Madiosn County. In the photos I sent I tried to show the junk yard and Appalachian -American mobile homes and composting cars on the drive in.
I had to go back to 2005 to find any huntsville alabama homes for sale sales in the neighborhood. The link below is to a summary of those sales. The subject is listed at $66 per square foot and has been on market since 09/22/10 without selling. The owner had it on market for 92 days in 2006 without it selling. The average sold price was $67 per square foot with a range of $67 to $78 per square foot. All of the sales had land ranging from 5 to seven acres.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115407826
The link below is to the street view and satellite image of 23812 EAST CLEARMONT DRIVE
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.904417,-86.992557&spn=0.000442,0.002637&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=19&layer=c&cbll=34.904417,-86.992558&panoid=t03pDjT76MtfeQxad7cz7g&cbp=11,128.53,,0,0
Locations of nearby commercial farming operations; Homes for sale in Huntsville Alabama
Google estimates 37 min to Redstone Arsenal but with traffic on Highway 72 I think that is unrealistic. It's probably safe to add 10 - 15 min.
http://maps.google.com/maps?saddr=AL-255+N&daddr=23812+E+Clearmont+Dr,+Elkmont,+AL+35620&hl=en&sll=34.790123,-86.813965&sspn=0.462402,1.349945&geocode=FSSlEQIdXoHV-g%3BFX2XFAIdQ5nQ-imhkZNU5fNiiDFbATF-Ext4qg&oq=redstone+&mra=dme&mrsp=0&sz=10&t=m&z=10
Look closer at the three parallel long buildings to the southwest. Zoom in on them. These have to some sort of commercial farm. It could be hogs but is probably chickens. If this is a commercial farm when the house is downwind it will be unpleasant.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899589,-86.996441&spn=0.014431,0.042186&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=15
Here is the street view of the operation. I couldn't find a sign saying what it is.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899395,-87.002492&spn=0.000018,0.010546&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=17&layer=c&cbll=34.899438,-87.002385&panoid=s682ktHanIibyyJq71JR3w&cbp=12,166.38,,0,0
Homes for sale in Huntsville Alabama;
10648 STEWART ROAD is under contract.
March 3rd, 2012 9:43 AM
The house at 16652 SALLIE LANE has been on the market since 10/14/11 with no price reductions.
The link below is to the listing where the current owner bought the house in 2009 at $190,000 / $86 per square foot. If he were able to sell at the list price he would probably just be breaking even.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115401540
The schools are decent. You can research them at http://www.schooldigger.com/go/AL/search.aspx
The house is not near a flood zone.
Huntsville Alabama homes for sale flood map
Checking the surrounding properties there is nothing that gives pause. We have to be careful with rural properties to avoid concentrations of mobile homes or commercial farms.
http://maps.google.com/maps?q=16652+SALLIE+LANE,+HARVEST,+AL+35749&hl=en&ll=34.798228,-86.835889&spn= 0.000989,0.002637&sll=37.0625,95.677068&sspn=14.20984,64.775391&hnear=16652+Sallie+Ln,+Harvest,+Alabama+35749&t=h&z=19
From the Google satellite image at the link below there are power lines and some sort of structures on the road. The resolution in this area is not good but the structures look like mobile homes and the road doesn't look paved.
http://maps.Google.com/maps?q=ANDREW+ROAD,+HUNTSVILLE,+AL+35763&hl=en&ll=34.680391,-86.473613&spn=0.000495,0.001318&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=Andrew+Rd,+Huntsville,+Madison,+Alabama+35741&t=h&z=20
The following is an image of the road as it intersects Caldwell Lane. Again I can see power lines but the road looks to be unpaved.
http://maps.google.com/maps?q=ANDREW+ROAD,+HUNTSVILLE,+AL+35763&hl=en&ll=34.674237,-86.474576&spn=0.000495,0.001318&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=Andrew+Rd,+Huntsville,+Madison,+Alabama+35741&t=h&z=20
The terrain here is very steep making home construction more difficult, expensive and prone to foundation and radon issues.
Homes for sale in Huntsville Alabama
You can drive up to the property for a first hand look
Dir:Hwy 431 S pass Dug Hill Rd, go few more miles and turn left on Caldwell, go one mile and take 3rd left on Andrew. Property is in the curve.
Note in the Google directions below, the property is substantially uphill from the water storage tank. One can assume that some sort of pump is needed to supply the subject property.
http://maps.google.com/maps?saddr=Caldwell+Ln&daddr=Andrew+Rd&hl=en&ll=34.67617,-86.478238&spn=0.015846,0.042186&sll=34.671688,-86.477079&sspn=0.031695,0.084372&geocode=FdQYEQIdhj3Y-g%3BFWguEQIdooXY-g&oq=hampton+cove&mra=dme&mrsp=1&sz=14&t=h&z=15
I went to preview and photograph the house on dry creek cove. It is a nice but somewhat dated home. You can form an opinion yourself but the concerns I have are that the heat on the main floor is propane. This can be pretty expensive and the price of propane varies seasonally. You have to keep an eye on your supply and order a few weeks before it has to be filled.
I could feel that the floors were very uneven . One of the photos shows the waviness in the upstairs bedroom. Other photos show where the door has been rubbing on the fame. This is a sure sign the house has settled.
The heating and cooling units are probably original to the house and look pretty old. I couldn't find a date on the information plate but if we get that far my HVAC man can tell us how old they are.
The air filters and grills are dirty. It's important to keep these clean to avoid compressor damage.
It was dark and hard to see but there may be burn marks around the air intake of the propane water heater. I'm not sure waht that means. It could just need the jets cleaned.
The seal is broken in the double pane glass window in the room between the kitchen and laundry. There is moisture between the panes of glass.
The sheet rock tape in the garage ceiling is coming loose. This could be a sign of moisture but could be anything.
There is some unusual damage to teh front wall of the garage.
The back deck is showing some age and will need attention soon.
The mail level ceilings have been repainted but there is yellow showing through. There is no smoke smell in the house but it could be someone smoked inside and the nicotine stain is bleeding through. One area in the kitchen looks like there may have been some ceiling repair.
One of the bathroom vent fans is way noisy. There may be a fan bearing going bad or it could just be a noisy fan.
There is a doorstop in the master bedroom bathroom door. When I moved it the door closed. Again a sign the house has settled.
The insulation in the attic looks a little low.
I tried to get photos coming in and out of the neighborhood but it's hard to focus while driving.
The link below are to photo slide shows.
http://www.visualtour.com/show.asp?T=2704089
http://youtu.be/7G8RnfjJTXI
On the difference in price between XXXX and Dry Creek; Age and location are the two big factors. The Dry Creek schools aren't near as good and property values in Morgan County are not what they are in Madiosn County. In the photos I sent I tried to show the junk yard and Appalachian -American mobile homes and composting cars on the drive in.
I had to go back to 2005 to find any huntsville alabama homes for sale sales in the neighborhood. The link below is to a summary of those sales. The subject is listed at $66 per square foot and has been on market since 09/22/10 without selling. The owner had it on market for 92 days in 2006 without it selling. The average sold price was $67 per square foot with a range of $67 to $78 per square foot. All of the sales had land ranging from 5 to seven acres.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115407826
The link below is to the street view and satellite image of 23812 EAST CLEARMONT DRIVE
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.904417,-86.992557&spn=0.000442,0.002637&sll=37.0625,-95.677068&sspn=31.28862,86.396484&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=19&layer=c&cbll=34.904417,-86.992558&panoid=t03pDjT76MtfeQxad7cz7g&cbp=11,128.53,,0,0
Locations of nearby commercial farming operations; Homes for sale in Huntsville Alabama
Google estimates 37 min to Redstone Arsenal but with traffic on Highway 72 I think that is unrealistic. It's probably safe to add 10 - 15 min.
http://maps.google.com/maps?saddr=AL-255+N&daddr=23812+E+Clearmont+Dr,+Elkmont,+AL+35620&hl=en&sll=34.790123,-86.813965&sspn=0.462402,1.349945&geocode=FSSlEQIdXoHV-g%3BFX2XFAIdQ5nQ-imhkZNU5fNiiDFbATF-Ext4qg&oq=redstone+&mra=dme&mrsp=0&sz=10&t=m&z=10
Look closer at the three parallel long buildings to the southwest. Zoom in on them. These have to some sort of commercial farm. It could be hogs but is probably chickens. If this is a commercial farm when the house is downwind it will be unpleasant.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899589,-86.996441&spn=0.014431,0.042186&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=15
Here is the street view of the operation. I couldn't find a sign saying what it is.
http://maps.google.com/maps?q=23812+EAST+CLEARMONT+DRIVE,+ELKMONT,+AL+35620&hl=en&ll=34.899395,-87.002492&spn=0.000018,0.010546&sll=34.790123,-86.813965&sspn=0.462402,1.349945&hnear=23812+E+Clearmont+Dr,+Elkmont,+Alabama+35620&t=h&z=17&layer=c&cbll=34.899438,-87.002385&panoid=s682ktHanIibyyJq71JR3w&cbp=12,166.38,,0,0
Homes for sale in Huntsville Alabama;
10648 STEWART ROAD is under contract.
Thursday, March 1, 2012
Homes for sale in huntsville
Research of candidate Investment property; Homes for sale in Huntsville
102 DUNHILL DR went under contract 02/09/12. At first look it does seem to be well priced. You can follow the listing history in the table below. It was originally listed at $170,000.
On closer look the house probably was just a fair buy comparing it to other homes for sale in Huntsville. The link below is to a summary of MLS activity in the neighborhood since 01/01/11. There have been no sales but the two active listings that haven't sold aren't priced much higher.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364184
The location is OK but I would much rather stay in Madison City schools.
214 MERGANSER is allow under contract. It went to contingent status on 02/08/12.
I've shown 112 MILL CREEK CROSSING. It is in a decent neighborhood and appears to be well maintained, It has had several price reductions but has been on market since 06/25/10. It was a contender with my clients for a while but the high porch and steps concerned them. I cant recall the details but there was something odd about the floor plan or the house.
115 TURNBROOK shows sold at $99,000 on 12/31/02 in the MLS. Where did you find this one?
118 BELL TOWER is bank owned and tenant occupied. It's listed at $59 per square foot and has been on market since just 02/01/12. Investor offers wont be considered on this unit until 15 days after being listed. It sold in 2008 for $194,385. Please note that the homeowner's association fee is $100 per month and it is served by Huntsville City Schools.
There have been just three sales in the development since 01/01/11. They sold at an average $89 per square foot. The subject is listed at $59 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364191
While the unit is aggressively priced, the Homeowner's Association fee of $100 per month and the less desirable schools are cause for concern. Also we have had problems with rentals in townhomes from the HOA and neighbors who look unfavorably on rental homes in "their" neighborhood.
I sold 102 COTTON BEND a few years ago and recently showed it. It's a cute house but being a corner lot at the entrance to the subdivision it has very little yard space and privacy. The bedrooms are tiny.
FOYER
VY
MASTER BR
15x12
1
CF, CP, IS, VC, WC
Bedrms:
3
LIVING
18x14
1
CP, FP, VC, WC
BEDROOM2
10x11
1
CF, CP
Rooms:
8
DINING
11x11
1
CP, WC
BEDROOM3
10x11
1
CP
TotBaths:
2
KITCHEN
10x12
1
VY, WC
FullBaths:
2
I showed 209 BRUSH CREEK a few weeks ago. It is in decent shape but has an OLD HVAC unit that will need to be replaced soon. There is a LOT of cosmetic work. The house is in the Huntsville City school system.
2023 STANFORD DR is a cute house in the medical district just off of Governors Drive. It's about three houses off of governors so there will be traffic noise. The schools that serve the area are however good. It went on market 05/28/11 and has had several price reductions. The link below is to a summary of MLS activity in the neighborhood since 02/01/11. The subject is listed at $80 per square foot. The average sold price was $109 per square foot with a range of $94 to $121 per square foot. Note that the sales were in a section of the development a little further to the north that commands higher prices.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364200
I like 114 GAYLOR. At $62 per square foot the short sale listing is well priced. It looks like there is open space behind the house. This is desirable and hard to find.
The two recent sales in the neighborhood were at $89 and $93 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364208
128 VICTORIA HILLS is in a great location with some privacy. My concerns on this one would be the house is frame and not listed as vinyl. If it has wood or masonite siding it will require maintenance. My other concern is that the rooms are all very small.
Room
Dim.
Lvl
Desc
Room
Dim.
Lvl
Desc
__# of__
MASTER BR
13x12
1
WF
Bedrms:
4
LIVING
14x12
1
WF
BEDROOM2
11x11
2
CF, CP
Rooms:
8
BEDROOM3
11x10
2
CF, CP
TotBaths:
3
KITCHEN
11x10
1
WF
BEDROOM4
11x11
2
CF, CP
FullBaths:
2
3/4Baths:
0
OTHER
11x10
102 DUNHILL DR went under contract 02/09/12. At first look it does seem to be well priced. You can follow the listing history in the table below. It was originally listed at $170,000.
On closer look the house probably was just a fair buy comparing it to other homes for sale in Huntsville. The link below is to a summary of MLS activity in the neighborhood since 01/01/11. There have been no sales but the two active listings that haven't sold aren't priced much higher.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364184
The location is OK but I would much rather stay in Madison City schools.
214 MERGANSER is allow under contract. It went to contingent status on 02/08/12.
I've shown 112 MILL CREEK CROSSING. It is in a decent neighborhood and appears to be well maintained, It has had several price reductions but has been on market since 06/25/10. It was a contender with my clients for a while but the high porch and steps concerned them. I cant recall the details but there was something odd about the floor plan or the house.
115 TURNBROOK shows sold at $99,000 on 12/31/02 in the MLS. Where did you find this one?
118 BELL TOWER is bank owned and tenant occupied. It's listed at $59 per square foot and has been on market since just 02/01/12. Investor offers wont be considered on this unit until 15 days after being listed. It sold in 2008 for $194,385. Please note that the homeowner's association fee is $100 per month and it is served by Huntsville City Schools.
There have been just three sales in the development since 01/01/11. They sold at an average $89 per square foot. The subject is listed at $59 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364191
While the unit is aggressively priced, the Homeowner's Association fee of $100 per month and the less desirable schools are cause for concern. Also we have had problems with rentals in townhomes from the HOA and neighbors who look unfavorably on rental homes in "their" neighborhood.
I sold 102 COTTON BEND a few years ago and recently showed it. It's a cute house but being a corner lot at the entrance to the subdivision it has very little yard space and privacy. The bedrooms are tiny.
FOYER
VY
MASTER BR
15x12
1
CF, CP, IS, VC, WC
Bedrms:
3
LIVING
18x14
1
CP, FP, VC, WC
BEDROOM2
10x11
1
CF, CP
Rooms:
8
DINING
11x11
1
CP, WC
BEDROOM3
10x11
1
CP
TotBaths:
2
KITCHEN
10x12
1
VY, WC
FullBaths:
2
I showed 209 BRUSH CREEK a few weeks ago. It is in decent shape but has an OLD HVAC unit that will need to be replaced soon. There is a LOT of cosmetic work. The house is in the Huntsville City school system.
2023 STANFORD DR is a cute house in the medical district just off of Governors Drive. It's about three houses off of governors so there will be traffic noise. The schools that serve the area are however good. It went on market 05/28/11 and has had several price reductions. The link below is to a summary of MLS activity in the neighborhood since 02/01/11. The subject is listed at $80 per square foot. The average sold price was $109 per square foot with a range of $94 to $121 per square foot. Note that the sales were in a section of the development a little further to the north that commands higher prices.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364200
I like 114 GAYLOR. At $62 per square foot the short sale listing is well priced. It looks like there is open space behind the house. This is desirable and hard to find.
The two recent sales in the neighborhood were at $89 and $93 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7115364208
128 VICTORIA HILLS is in a great location with some privacy. My concerns on this one would be the house is frame and not listed as vinyl. If it has wood or masonite siding it will require maintenance. My other concern is that the rooms are all very small.
Room
Dim.
Lvl
Desc
Room
Dim.
Lvl
Desc
__# of__
MASTER BR
13x12
1
WF
Bedrms:
4
LIVING
14x12
1
WF
BEDROOM2
11x11
2
CF, CP
Rooms:
8
BEDROOM3
11x10
2
CF, CP
TotBaths:
3
KITCHEN
11x10
1
WF
BEDROOM4
11x11
2
CF, CP
FullBaths:
2
3/4Baths:
0
OTHER
11x10
Subscribe to:
Posts (Atom)