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Huntsville mls investment real estate

Huntsville MLS investment real estate
October 31st, 2011 1:51 PM


At $40,000 down payment we will be looking in the $160,000 to $200,000 range.The link below is to all available multifamily property in Madison County upto $200,000. As you review the listings not that there are a lot of listingsin the same area. There is a reason these units haven’t sold. With theexception of 2426 WYNTERHALL ROAD I really didn’t see any properties that Icould reccomend a closer look on.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114950274

Huntsville MLS investment real estate October 31, 2011
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Huntsville MLS investment real estate ; We offer conservative real estate investment counsel, researching candidate investment properties beyond face value. We manage almost 400 properties and understand the Huntsville real estate market well. Rosenblum Realty is a fourth generation independent realty firm that has served Huntsville since 1957. We are recipients of the Huntsville small business of the year award and hold best in business accreditation.

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Huntsville MLS search 3083 OLD HWY 431
October 31st, 2011 10:48 AM

On 3083 OLD HWY 431;

Huntsville MLS search image

The house does look decent at first glance and may be worth a look. I know it’s been on market a LONG time. The first posting was 07/01/10 with WELLMAN PROPERTIES, INC at the owner. It was re-listed in the Huntsville MLS on 05/11/11 at $89,900 with WORTHINGTON FEDERAL BANK as the owner.

The link below is to the Google satellite image of the home. Zoom out a bit to see the surrounding area.

http://maps.google.com/maps?q=3083+OLD+HWY+431,+OWENS+CROSS+ROADS,+AL+35763&hl=en&ll=34.586172,-86.458362&spn=0.000496,0.001802&sll=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=3083+Old+Highway+431,+Owens+Cross+Roads,+Alabama+35763&t=h&z=20

The link below is to the Google street view where you can pan, zoom and increment up and down the road to see the surrounding area.

http://maps.google.com/maps?q=3083+OLD+HWY+431,+OWENS+CROSS+ROADS,+AL+35763&hl=en&ll=34.586275,-86.458953&spn=0.000009,0.00721&sll=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=3083+Old+Highway+431,+Owens+Cross+Roads,+Alabama+35763&t=h&z=18&layer=c&cbll=34.586048,-86.45895&panoid=Z2b789SmZDDGH8kMKlSE-A&cbp=12,54.4,,0,0

Location on this home is questionable. It’s pretty far out of the city. While schools are not important to you they will be on an eventual re-sale The primary school is considered good but the high school is not the greatest.

Huntsville MLS search 3083 OLD HWY 431 October 31, 2011
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Huntsville mls investment

Huntsville MLS investment property
October 31st, 2011 8:09 AM
In the second section of the listing it shows 8 units, 2 bedrooms each withrents at $325.

Late afternoon on Huntsville's Monte Sano
The income and expense information from the listing below is incomplete. Wewould need to get the rent rolls to confirm expenses and vacancies but thelisting states.
Gross Income: $33,228Vacancy: $0Taxes: $1,211Insurance:Gas & Elec: $0Water & Sewer: $0Waste Remov: $456Maintenance:Management:Other Exp: $480Total Exp:Net Op Income:
Unless you are an experienced landlord, managing low income apartments willbe hard. We manage almost 400 properties and regularly turn down lowerincome multi-family property. Even as professional property managers withresources, experience and a great Tenant Landlord Law attorney. Managing lowincome property is a bad business decision. It uses way too many resourcesfor minimal return.
If you are looking for multi-family my counsel would be to look in a litterhigher price range
This unit has been on the market since 08/18/11 without selling. It lastsold for $192,000 on 06/28/07.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114948678

Huntsville Downtown Huntsville
From selling at $192,000 to being listed at $150,000 for three monthswithout selling might be an indication the neighborhood is in decline.
I review available multifamily homes for investor clients and the only on onthe Huntsville MLS market I could really reccomend them reviewing is.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114948679
I think it’s priced a little high for the market but it is in a stable area.
My preference is single family property. Its more liquid, has betterappreciation and is much easier to manage. The cash flow is not as good asmulti-family but it’s a much safer investment.

Huntsville skyline

Huntsville MLS investment property October 31, 2011
Filed under: huntsville alabama mls,huntsville mls,mls huntsville
Tags: HUntsville AL MLS, Huntsville MLS, Huntsville MLS Search, mls huntsville

Huntsville MLS search investment property

Huntsville MLS search for investment property in Huntsville
October 28th, 2011 2:09 PM


Huntsville MLS search image
I searched the Huntsville MLS for viable multi-family property. Out of over 80 available properties the one at the link below is the only one I saw that is worth considering. The others are in bad areas,

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114941424

It has been on market since 08/19/11. There link below is to where the current owner bought the unit 9/24/10 for $130,000.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114941426


The link below is to a summary of MLS activity in the neighborhood since 01/01/09. There is not really any relevant data in the sales but I think $199,000 is well above waht the market will bear.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114941432

Depending on how much work the current owner had to do to the building when he bough it, his break even point on a sale will be in the $140,000 range.

The rents that are stated on teh listing look to be in line with what I would expect.

The link below is to the Google satellite image of the property.

http://maps.google.com/maps?q=2426+WYNTERHALL+ROAD,+HUNTSVILLE,+AL+35803&hl=en&ll=34.610853,-86.55334&spn=0.007929,0.028839&sll=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=2426+Wynterhall+Rd+SE,+Huntsville,+Alabama+35803&t=h&z=16


While Google didn’t go down this portion of the street the link below is to the Google street view of the neighborhood.

http://maps.google.com/maps?q=2426+WYNTERHALL+ROAD,+HUNTSVILLE,+AL+35803&hl=en&ll=34.609776,-86.551881&spn=0.000035,0.028839&sll=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=2426+Wynterhall+Rd+SE,+Huntsville,+Alabama+35803&t=h&z=16&layer=c&cbll=34.609749,-86.551186&panoid=uikMp88Il_RHusggvYDQWw&cbp=12,90,,0,0

Please let me know if I can do additional research on this property for you.


Moontown Airport fly-in Russian wwII fighter
We just picked up the townhouse below as a rental. We are getting decent activity at $795. It’s not on the market for sale but the owner would sell, She is asking $95,000.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114941439

The link below is to the old MLS listing where the current owner bought the house in 2005 for $70,000. Her break even point on a sale would be in the $80,000 range. I don’t know what she would take for the unit but let me know if it interests you.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114941442

The link below is to some foreclosed single family properties that might be worth a closer look.

rural Huntsville MLS

Huntsville MLS review of rural Huntsville homes for sale October 27, 2011
October 27th, 2011 7:45 AM

We went to xxx yesterday to consider managing it as a rental. It may not be the best candidate for you. The house and land itself are attractive and pleasant I was however surprised at the amount of traffic, the speed and the noise of the traffic. The house is close to the road and while it’s quiet inside, outside is anything but peaceful.

While schools aren’t an issue for you personally, at an eventual resale they will be an issue. The high school has average rankings and the elementary school is quite good.

http://www.schooldigger.com/go/AL/schools/02480016OO0/school.aspx

http://www.schooldigger.com/go/AL/schools/0248001KIJH/school.aspx

The house went on the market 10/23/10 for $259,900. On 07/10/11 the price dropped to the current $249,900.

The link below is to the Huntsville MLS listing where the current owner bought the house on 05/12/06 for $230,000. Assuming normal seller transaction costs and contributions the seller’s breakeven point on a sale is in the $249,000 range. (The current list price.) It looks like the seller and listing agent did the same calculations as I did.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=711UUY87098IU87Y
The link below is to the slide show of the photos.

http://www.youtube.com/watch?v=8HQNHcW_NXU

XXX is not on the market but the owner is considering selling.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=0098765543453
When I asked him about the sale price he indicated:

I can sell it as is which comes with X acres and keep my other piece of property roughly XXX acres next to the driveway. Or I can sell it all together. I paid XXXXXX for the house in XXXX and XXXX for the land in XXXX. I don’t want to pay to get out

Based on this and assuming some standard seller costs he would need to sell in the XXXXXXXXrange for both the house and lot plus the additional .XXXX

I’m pretty sure the link below is to the satellite image of the property pre construction.
http://maps.google.com/maps?q=tuytheywhwnwrhwrhrwyi,-86.661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn=0.003962OOIUY&sll=34.659952,-86.391034&sspn=0.IIUYHVFG&vpsrc=6&hnear=IIJH&t=h&z=55
What I think is the street view.

http://maps.google.com/maps?q=utiwhtrnatth775hhqyrnen&ll=34.661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn=0.003962OOIUY&sll=34.659952,-86.391034&sspn=0.IIUYHVFG&vpsrc=6&hnear=IIJH&t=h&z=55hnear=hhrryryhegrgryrh65474264n542jk4h2h&t=h&z=17&layer=c&cbll=34MMM,-86.395207&panoid=ruSAdBDXXTRpqfiXYl0NMQ&cbpkkjruaRHBBRB.21,,0,0

Google estimates at 31 Min. Commute to Redstone.

http://maps.google.com/maps?saddr=YTHTR 6427652N009IKEJRNTRBTHTGWB,-86.51262&sspn=0.253439,0.662613&661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn-g%3BFWveEAIdOOIIJZ-HHYGT=0&mra=dme&mrsp=0&09876h&z=11


xxxx in Morgan County has 4.10 acres and a large outbuilding that was used to run a construction building.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=710090987654R54E
The owner approached me about leasing it for him as it hasn’t sold since being on market since 10/23/10. The owner said there were two wet weather creeks that ran most of the year. He said that the house sites close to the road which turned off some prospective buyers.

The link below is to the Google satellite image and street view. There may be some mobile homes across the street.

http://maps.google.com/maps?q=YYUHTFDDJJLLL;;88UY7IFG=en&ll=34.476175,-86.599715&spn=0.000496,0.001294&sll661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=HHUGFDRGGG+35175&t=h&z=20

Google indicates at 19 min. commute to Redstone Arsenal.

http://maps.google.com/maps?saddr=661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn=2900+JTUHATRNATHALTHAUTBAKJFABHURURU,+AL+35175&hl=en&sll=34.617952,-86.594925&LLsspn=0.12686,0.331306LO&geocode=FcciNNHGFDDDDEAIdGpnW-g%3BFY0QDgIdIZfW-im3WUZuQnViiDGmHTIQw_4fxg&vpsrc=0&mra=dme&mrsp=0&sz=12&t=h&z=12


Please let me know if I need to follow-up on either of these two properties.

64 WILJOY CIRCLE is in a development of similar properties. I showed it several months ago and it didn’t look as good as it does in the photos. I didn’t think it was a strong match for your needs but wanted to point it out just in case.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71100OOIJHB35




I will preview XX Road for you in the next few days. I haven’t heard from the listing agent on .XXX

XXX has been on market since 10/20/11. The current owner bought the house in 1998 for $186,200.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114920484

The closest flood zone is about 7,000 feet away.

The link below is to the Google satellite image of the house.
http://maps.google.com/maps?q=723 95.677068&sspn=14.20984,63.193359&vpsrc=6&hnear=723+661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn+35739&t=h&z=19


Note that wile the realtors photos don’t show it the Google street view shows a gravel drive beside the concrete drive for parking a semi.


While the properties immediately surrounding the house are comparable there is what appears to be a junky mobile home on Macedonia Road about 500' from the subject property “A”. At “B” there is a smaller house with seven cars parked at the house.

Given the distance from the subject house and that most surrounding properties are comparable, I think the immediate neighborhood should be acceptable.



The house is about 2,000' ft from Highway 53 and there will be some traffic noise in the distance.

http://maps.google.com/maps?q=,+AL+35739&hl=en&ll=34.947408,-86.773496&spn=0.015794,0.041413&sll=34.949772,-86.77337&sspn=0.007897,0.020707&vpsrc=6&hnear=661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn+35739&t=h&z=15


Google estimates a 25 min. commute to Redstone Arsenal.

http://maps.google.com/maps?saddr=AL-255+N&daddr=661867,-86.39524&spn=0.000018,0.01442&sll=34.659987,-86.395111&sspn=0.007925,0.020707&vpsrc=0&rhwrhrwyi,-86.399145&spn,+AL+35739&hl=en&sll=34.79728,-86.71077&sspn=0.506342,1.325226&geocode=Ff6xEQIdpIHV-g%3BFYxKFQIdhvHT-inFWp3mAltiiDFFZyqmTChAkQ&vpsrc=0&mra=dme&mrsp=0&sz=10&t=h&z=10

> Thank you for the information on the Rocky Road property. It is absolutely beautiful and we really love it, but I agree with your assessment that the lack of storage and a garage really doesn’t fit our needs, so I think we will drop it from our list.>> I presume that you haven’t heard from the realtor regarding the We’re still very interested in that one.
>>>> Please follow the link below to the slideshow of the photos I took yesterday.> > http://www.youtube.com/watch?v=6QYWDkW0g4A > > While the house is very attractive, it may not meet your needs. There is not a garage or a lot of storage.> > The house is built on the uphill corner of the lot close to the road. Except for the far side of the house from the street or downhill from the house, there is not room for an addition or garage. I researched the surrounding lots ownership. They are owned by a development company

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Huntsville MLS search; Research of rural home in Ardmore AL
October 24th, 2011 4:25 PM

723 Dozier has been on the Huntsville MLS since 10/20/11. The current owner bought the house in 1998 for $186,200.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114920484

The closest flood zone is about 7,000 feet away.

Flood and Contour Map




The link below is to the Google satellite image of the house.
http://maps.google.com/maps?q=723+DOZIER+ROAD,+ARDMORE,+AL+35739&hl=en&ll=34.948758,-86.773512&spn=0.000987,0.003605&sll=37.0625,-95.677068&sspn=14.20984,63.193359&vpsrc=6&hnear=723+Dozier+Rd,+Ardmore,+Alabama+35739&t=h&z=19


Note that while the realtors photos don’t show it the Google street view shows a gravel drive beside the concrete drive for parking a semi.




Google Street View of Huntsville home for sale












While the properties immediately surrounding the house are comparable there is what appears to be a junky mobile home on Macedonia Road about 500' from the subject property “A”. At “B” there is a smaller house with seven cars parked at the house.

Google Sat. Image of surrounding homes

Given the distance from the subject house and that most surrounding properties are comparable, I think the immediate neighborhood should be acceptable.




The house is about 2,000' ft from Highway 53 and there will be some traffic noise in the distance.

http://maps.google.com/maps?q=723+DOZIER+ROAD,+ARDMORE,+AL+35739&hl=en&ll=34.947408,-86.773496&spn=0.015794,0.041413&sll=34.949772,-86.77337&sspn=0.007897,0.020707&vpsrc=6&hnear=723+Dozier+Rd,+Ardmore,+Alabama+35739&t=h&z=15


Google estimates a 25 min. commute to Redstone Arsenal.

http://maps.google.com/maps?saddr=AL-255+N&daddr=723+DOZIER+ROAD,+ARDMORE,+AL+35739&hl=en&sll=34.79728,-86.71077&sspn=0.506342,1.325226&geocode=Ff6xEQIdpIHV-g%3BFYxKFQIdhvHT-inFWp3mAltiiDFFZyqmTChAkQ&vpsrc=0&mra=dme&mrsp=0&sz=10&t=h&z=10

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Huntsville mls search rural homes

Huntsville MLS; Rural homes for sale in Huntsville October 22, 2011
Filed under: huntsville mls,huntsville mls search,valley mls — Philip Winburn @ 3:14 pm Edit ThisTags: Huntsville MLS, Huntsville MLS Search, Valley MLS


While the house is very attractive, it may not meet your needs. There is not a garage or a lot of storage.

The house is built on the uphill corner of the lot close to the road. Except for the far side of the house from the street or downhill from the house, there is not room for an addition or garage. I researched the surrounding lots ownership. They are owned by a development company.



























I may be wrong but the unpaved road above the house may be acess to undeveloped lots.







Huntsville AL MLS search, Valley MLS, Huntsville AL MLS search, Valley MLS, Newcomer information Huntsville AL real estate homes for sale Huntsville. Moving to Huntsville.Huntsville MLS homes for sale real estate. Search the Huntsville MLS and request automated real estate search.

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109 WESLEY CLARK BLVD has been on market since 10/19/11. The link below is to where the current owner bought he house 07/03/2003 for $320,000 / $76 per square foot.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114904542


The flood maps show the house is over 2,000′ from the nearest flood zone.

The link below is to the Google satellite image of the house. It’s the fourth one down from Hardeman Road on Wesley Clark on the right side of the street.

http://maps.google.com/maps?q=Hardeman+Road,+Madison,+AL+35756&hl=en&ll=34.698446,-86.790072&spn=0.00198,0.006212&hnear=Hardeman+Rd,+Madison,+Limestone,+Alabama+35756&t=h&z=18&vpsrc=6


Pan to the right of the house an you can see the adjoining property faces County Line Road.

The link below is to the interactive street view.

http://maps.google.com/maps?q=Hardeman+Road,+Madison,+AL+35756&hl=en&ll=34.69812,-86.790758&spn=0.000018,0.012424&hnear=Hardeman+Rd,+Madison,+Limestone,+Alabama+35756&t=h&z=17&vpsrc=6&layer=c&cbll=34.698001,-86.790758&panoid=Fjct2OKaEfOehkcweeDvfA&cbp=12,62.47,,0,0

Since the house is in Limestone County ( but in the Madison City limits.) I had to go to the Limestone County tax records. There is not a map search feature to find ownership of a given plot but the map below shows one section of land adjacent to County Line Road.

My concern is that this land will eventually be developed for commercial use and you might loose the privacy.





The link below is to a summary of Huntsville MLS activity in the neighborhood since 10/01/10. The average sold price of the two sales was $94 per square foot with a narrow range of $94.75 to $94.04 per square foot. The average days on market was surprisingly low at 34 days with each property selling in 34 days.

At a list price of $91 per square foot the house is priced within the market range.

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Huntsville Houses Real EstateWe 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.

Huntsville HousesWe 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.

Huntsville mls search w limited public acess

We can set up more detailed searches that the Huntsville MLS search allows the public and can set up automated searches. If you let us know what you are looking for in terms of price, size and location we can set up the searches for you.
If you are unsure of what areas to consider, a starting point might be your work location and how long a commute you are willing to make.

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Another factor may be schools. Even if schools are not a concern for you, the quality of the schools that serve a property may be important upon an eventual resale of the property. Two excellent resources for researching schools are http://www.schooldigger.com/go/AL/search.aspx and http://www.greatschools.net/modperl/go/AL.
We can filter listings on age, brick verses frame, ranch verses two-story and a number of other factors.

Huntsville MLS search, Valley MLS October 20, 2011
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Huntsville MLS search & research condos and homes for sale October 19, 2011
Filed under: huntsville mls,huntsville mls search —
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While 6644 WILLOW POINTE DRIVE , #H looks really nice. It’s listed for $74,900 / $71 per square foot.

It was listed for a short time in 2010 at $74,000 without selling. It has been listed this year since 06/29/11.

The link below is to a summary of all Huntsville MLS activity of 2 bedroom units in the neighborhood since 10/01/10. The average sold price was $64,500 with a highest sale at $84,000.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114899369

The link below is to all listings in Willow Point.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114899351

Other properties to consider.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114899345

1155 OLD MONROVIA ROAD , #1C is within a half mile of Willow Point.

PLANTATION SOUTH in south Huntsville id very nice but please note the high homeowner’s association dues (156/MO Includes-Pool, ExtBldgM, CommonGr, ExtIns, TrashRem, PestCont, ExtWater, InsWater, Sewer

144 CASTLE RIDGE DRIVE is a house in New Market. I know you prefer a condo but single family homes are a lot easier to sell. Also it will be safer. While Willow point and Old Monrovia Road are not crime ridden. They are in the news on occasion for both property and violent crimes. The schools that serve the condos are not very good either, hurting the ability to eventually re-sell.

The seller painted in some pretty bold colors that will make the house harder to sell but for a few hundred dollars we can repaint.

The link below is to the Google satellite image of the home.
http://maps.google.com/maps?q=144+CASTLERIDGE+DRIVE,35761&hl=en&ll=34.809104,-86.450383&spn=0.000989,0.003653&hnear=144+Castleridge+Dr,+Gurley,+Alabama+35748&t=h&z=19&vpsrc=6

The link below is to the Google neighborhood fly through where you can use the controls to pan, zoom and increment through the neighborhood.

http://maps.google.com/maps?q=144+CASTLERIDGE+DRIVE,35761&hl=en&ll=34.80889,-86.449887&spn=0.000004,0.003653&hnear=144+Castleridge+Dr,+Gurley,+Alabama+35748&t=h&z=19&vpsrc=6&layer=c&cbll=34.808958,-86.449816&panoid=RVh_T82UoexBFzosWiGawA&cbp=12,268.35,,0,0

Google estimates 29 min. to Redstone Arsenal.

http://maps.google.com/maps?saddr=I-565+E&daddr=144+CASTLERIDGE+DRIVE,35761&hl=en&sll=34.745035,-86.54523&sspn=0.253331,0.674973&geocode=FdqVEQIdUoTV-g%3BFa0kEwIdNt_Y-imNdIy91xdiiDGSirjI6C8kRA&vpsrc=0&mra=dme&mrsp=0&sz=11&t=h&z=11


Flood zone map with topographic map overlay.

109 BRUSH CREEK DRIVE is just outside the Arsenal gates but being a foreclosure and sold as is it may not be in good condition.

huntsville mls

Huntsville MLS search; Market review Huntsville / Madison rental homes October 17, 2011
October 17th, 2011 5:53 PM



The link below is to the archived Huntsville MLS listing where you purchased the house. The listing shows 1,750 square feet.

Huntsville Alabama Downtown

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71783487346382929

The link below is to a summary of MLS rental activity in the neighborhood since 01/01/10.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114885568455

The average rental amount was $1,200. Given we are past the peak rental season, it might be difficult to rent at that level or anything above.

The link below is to a summary of active rentals and rented homes in the Huntsville MLS search $1200 $1300 price range.


Huntsville MLS search; Market review Huntsville / Madison rental homes October 17, 2011
Filed under: huntsville mls,huntsville mls search —
Tags: Huntsville MLS, Huntsville MLS Search

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114889923

valley mls search

Valley MLS Rural homes for sale in north Alabma
October 17th, 2011 12:30 PM



While the type of home you are looking for is a little rare, buyers for these types of homes are even more rare. Most homebuyers are looking for a home in a subdivision as close to work as possible with good schools for their kids. Most buyers want to stay in the city.We can also make offers contingent on your viewing and approving the property.


> 1. 2737 County Road 8 (834512) – This is hands down our favorite by far.

My main concern on this home it the unknown regarding the surrounding area. As mentioned earlier the listing agent didn’t map the house’s location and Google maps doesn’t find the exact location. Google hasn’t driven to the property location so there is no Google street view to help search. I tried searching the Jackson County tax records, found the record of the property but when I tried to link from the record to the tax map showing the property boundaries received an error message. I carefully studied the maps but still couldn’t find the exact house.

I did email the listing agent and asked her to place the house icon on the MLS map directly on the house. I also asked the additional information you requested.

In the meanwhile Google gives an approximate drive time of 55 min from the general location of the house to Redstone Arsenal.

http://maps.google.com/maps?saddr=2737+COUNTY+ROAD+8,+WOODVILLE,+AL+35776&daddr=I-565+W&hl=en&ll=34.681782,-86.421204&spn=0.253525,0.662613&sll=34.69521,-86.42163&sspn=0.253483,0.662613&geocode=FZAkEgId3c3c-il9G4-bafRhiDH_yqf1pBNysA%3BFRqvEQId8MvV-g&vpsrc=6&mra=dme&mrsp=1&sz=11&t=h&z=11


The link below is to the valley mls listing where the current owner bought the house on 9.15.09 for $220,000.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114889482

The house has been on market since 01/16/11 and was listed for rent for awhile.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114889483


> 2. 367 Berry Road (945564)

The link below is to the listing. The square footage of the house is shown on this and every listing in the third section down on the left side of the page. In this case the square footage is 3,300. ( Square footage should only included heated area)

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114889485


The link below is to the Google satellite image of the house. You can see there there is a house to the north.

http://maps.google.com/maps?q=367+BERRY+ROAD,+SCOTTSBORO,+AL+35769&hl=en&ll=34.598408,-86.070821&spn=0.000991,0.003605&sll=37.230328,-79.013672&sspn=0.001918,0.005177&vpsrc=6&hnear=367+Berry+Rd,+Scottsboro,+Alabama+35769&t=h&z=19



The link below is to the Google street view of the house. You can use the controls to do a neighborhood fly through.

http://maps.google.com/maps?q=367+BERRY+ROAD,+SCOTTSBORO,+AL+35769&hl=en&ll=34.598772,-86.0711&spn=0.000035,0.028839&sll=34.59879,-86.063719&sspn=0.007931,0.020707&vpsrc=0&hnear=367+Berry+Rd,+Scottsboro,+Alabama+35769&t=h&z=16&layer=c&cbll=34.598776,-86.070978&panoid=Ap3SUIr7H2j9dK2eSyheRw&cbp=12,122.55,,0,0

The house is very close to the marina.

http://maps.google.com/maps?saddr=Ed+Hembree+Dr&daddr=367+BERRY+ROAD,+SCOTTSBORO,+AL+35769&hl=en&ll=34.588987,-86.084919&spn=0.031726,0.115356&sll=34.586549,-86.07655&sspn=0.015864,0.041413&geocode=FaSpDwIdXX_e-g%3BFWLvDwIdsbXe-ilvTgxhE-VhiDFsCYSd8bEIEQ&vpsrc=6&mra=dme&mrsp=0&sz=15&t=h&z=14

Its about 46 min to Redstone Arsenal.

http://maps.google.com/maps?saddr=I-565+E&daddr=367+BERRY+ROAD,+SCOTTSBORO,+AL+35769&hl=en&sll=34.707187,-86.391678&sspn=0.253447,0.662613&geocode=FQKVEQIdin3V-g%3BFWLvDwIdsbXe-ilvTgxhE-VhiDFsCYSd8bEIEQ&vpsrc=0&mra=dme&mrsp=0&sz=11&t=h&z=11

The house has been on the market since 01/07/11, originally listed at $225,000 and has had two price reductions to the present $194,900.

> 3. 170 Rocky Road (435879)

We have done some detailed research on this house already. I will forward your general questions to the listing agent. Would you like me to preview the house for you?

> 4. 204 Coveview Road (854442)

Satellite image;
http://maps.google.com/maps?q=204+COVEVIEW+ROAD,+GURLEY,+AL+35748&hl=en&ll=34.665189,-86.377366&spn=0.001981,0.00721&sll=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=204+Coveview+Rd,+Gurley,+Alabama+35748&t=h&z=18

Google street view.

http://maps.google.com/maps?q=204+COVEVIEW+ROAD,+GURLEY,+AL+35748&hl=en&ll=34.665088,-86.376722&spn=0.000035,0.020707&sll=34.699284,-86.398544&sspn=0.253471,0.662613&vpsrc=0&hnear=204+Coveview+Rd,+Gurley,+Alabama+35748&t=h&z=16&layer=c&cbll=34.665201,-86.376723&panoid=bQHpmLrrLsnLb7Jj2nzogA&cbp=12,261.34,,0,0


31 min to Redstone Arsenal.

http://maps.google.com/maps?saddr=I-565+E&daddr=204+COVEVIEW+ROAD,+GURLEY,+AL+35748&hl=en&ll=34.719604,-86.503601&spn=0.253409,0.662613&sll=34.714242,-86.555443&sspn=0.126713,0.331306&geocode=FVWVEQIdA4DV-g%3BFXPyEAIdlvzZ-imPEJFMHRtiiDFF1bcoK-fF8g&vpsrc=6&mra=dme&mrsp=0&sz=12&t=h&z=11

The house has been on market since 08/03/11 with no price reductions. The link below is to the listing where the current owner bought the house 3.31.01 for $175,000 with seller paying $3,000 of his closing costs. Note that there are different photos on the listing.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114889584



> 5. 117 John Walker Drive (956808)

Has been on market a LONG time. The owner put in on the market 08/31/09 and list the house in foreclosure. It was listed as bank owned on 10/02/11 went under contract on 10/07/11 but then came back on the market a week later on 10/14/11. I never showed the house but had clients drive by in 2010 as a candidate for them. Based on the location they opted to pass.

At the satellite image below the house is the one with the fence. The four buildings behind it are very low income apartments. We managed one of the apartments several years ago but stopped because the owner wouldn’t maintain them and we had problems finding stable tenants. I strongly encourage you to pass on this property.

http://maps.google.com/maps?q=117+JOHN+WALKER+DRIVE,+HARVEST,+AL+35749&hl=en&ll=34.796347,-86.767107&spn=0.001978,0.005177&sll=37.0625,-95.677068&sspn=14.20984,63.193359&vpsrc=6&hnear=117+John+Walker+Dr,+Harvest,+Alabama+35749&t=h&z=18


As soon as I get additional information from the listing agents on the other properties I will let you know. In the meanwhile can I preview of provide any additional information on any home for you.

Valley MLS Rural homes for sale in north Alabma October 17, 2011
Filed under: valley mls —
Tags: Valley MLS

valley mls market value research

Please see the listing agent’s response ;



Thank you for showing XXXXXXX to one of your clients.

I understand your concerns and will try to address them for you.

First, the square footage measurements were taken from the building plans for the house which is less than the home when the brick is added to the actual construction. This adds a small amount when the house is actually measured for an appraisal for example. The new measurement is the measurement of the actual structure.

This home is much superior to any comps in the subdivision. The sellers had an appraiser evaluate the house and indicated it would hold up very near the $xxxx per square foot. It is understood that any offer would be constrained by the appraisal being at least the sales price.

Relocation companies have changed the way they operate in the past year or so. They do not assume ownership of the property any longer. They let the owners negotiate the best deal they can and then present that contract to the Relo company.


Her explanation of the additional square footage does seem reasonable but if it is critical to you, we can pull a tape on the house.

I will ask to see the comparables that the seller’s appraiser used. My impression is that the listing agent is getting the information from seller and at this point I have my doubts about the quoted appraisal. Unless there were a refinance or seller wanted a price opinion there wouldn’t be a reason to pay an appraiser.

The appraisal could have been anything from a realtor fluffing numbers to try and get a listing to an appraiser trying to justify a refinance. Again we don’t want to roll the dice and expect the appraiser from your loan to cap the sales price. Appraisers start with the sales price and their goal is to justify that price.

Regarding the statement; This home is much superior to any comps in the subdivision.

The current owners bought the house from the builder xxxxfor $xxxx/ $xxx psf. The house was on market xx days. The builder was xxxxxxxx
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=717532894238583020932025

The following link is to a summary of Valley MLS sales data from xxxx to xxxxin the neighborhood of homes built by XXXXXX.

The subject property sold at $xxx/ $xx psf. in xx days. The average sold price was $xxxx psf with a range of $xxxpsf to $xxx psf. The average days on market were xx days with a range of 0 to xxx days.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=855728477372924

While the subject home did sell a bit above the average sold price of $xxx psf at $xxx psf, it was below the highest sale of $xxx psf. At xxdays on market it did take longer than the average time to sell.

Just based on the sales data, I don’t see anything to indicate this home is head and shoulders above the rest of the neighborhood.

Looking closer at the original listing where the current owners bought the home I don’t see any indication that the home is superior to others in the neighborhood. If it was a former model home or the listing stated custom upgrades there might be case for it’s superiority but there is no indication that it is any different from other homes in the neighborhood.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114889583459585

The link below is to the full Valley MLS listings of the contemporary sales of the original sale of this house. Again from the narratives and photos I don’t see where they are dissimilar from the subject home. I don’t see where the original listing commented on xxxx and there was only one photo on the listing of the front of the house. Even if the current owner xxxx the cost and value of that improvement is in the hundreds and not thousands of dollars.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=77573649329483247

We will see if the seller does have a viable appraisal and comparable sales but any appraiser will look at the same data that we have. There are enough comparable sales in the neighborhood where an appraiser should not have to look outside the neighborhood for comparables.

Regarding the statement;

Relocation companies have changed the way they operate in the past year or so. They do not assume ownership of the property any longer. They let the owners negotiate the best deal they can and then present that contract to the Relo company.

While he is not stating that there will be a relocation company involved the short answer for him would have been to state that none was involved. I will get him to clarify.

In the last two relo sales I did this summer the relo company did take ownership. I have did have on transaction last fall where the relo company acted as a third party approving the deal negotiated by seller.

In summary; In the absence of data to the contrary I think the house is priced above what the market will bear. We can continue to dance with the listing agent but he is experienced and keeping his cards close to his vest. The only way we will really know what seller / the relocation company (if any) are willing to do is to tender an offer.

In drafting an offer my usual track is to set the sales price somewhere near the average sold price and ask for substantial seller contribution to your closing and pre-paid costs.

We would also ask for a home warranty and make the offer contingent on a home inspection and radon testing.

The owner may have a negative emotional response since this offer is under his list price. We would need to prepare the seller for our much lower offer by presenting the sales data above to the listing agent to see if the seller is willing to review the facts.

Given a relo company may be involved the seller my not have an emotional attachment. We can make educated, informed offers but experience has taught me that we never know what the other side is thinking.

On one hand, I have made what I thought were reasonable offers rejected harshly and the seller refused to consider subsequent offers. On the other hand I have had what I thought was very low offers happily accepted without question by sellers.

I will ping the listing agent with the data above and ask him to let us know if a relocation company is involved. Pending his answer please sleep on the data and then let me know your thoughts.

We are in a buyer’s market and you do have time. In my experience in working with buyers, the next house is always better than the one that got away.

I questioned the small change in square footage and that the price seems substantially above the comparable sales.

If the house does go to a relocation company hired by seller’s employer the relo company may lower the price to be in line with the comparables. It may be worth looking at the house and if it is still a candidate keep an eye on it.

I have a couple interested in XXXXXXX who have questions.The original listing and tax records show the house as XXXXsf where the current listing shows XXXXXXsf. Was there an error in what the builder listed on the original listing?

The link below is to a summary of all Valley MLS activity in the neighborhood since xxx The average sold price was $xx psf with a range of $xx to $xx psf.


My buyers are concerned that the list price of $xxxxx psf is substantially above the highest recent sale. Even if they were willing to offer something near list price their lender’s appraiser would be looking at the same sales data.

Is there a chance that the property will be taken over by a relocation company later and that there will be a new price more in line with the comparables?

Valley MLS; Research of Huntsville / Madison market values October 15, 2011
Filed under: valley mls —
Tags: Valley MLS

valley mls search

Valley MLS search rural property with land October 14, 2011

On 170 ROCKY ROAD; I can preview the home for you getting additional photos, a ketch of the floor plan and provide my impressions. I can do an initial check of accessible portions of the foundation, acess the laundry closet and see if there is room for expansion. Please let me know.

The house has rights to a small neighborhood lake and is close to Madison County Public Lake a stocked lake with bass, bream, catfish and in winter trout in the spring fed pond. It’s trolling motor only.

http://maps.google.com/maps?q=170+ROCKY+ROAD,+GURLEY,+AL+35748&hl=en&ll=34.783919,-86.332111&spn=0.063303,0.233803&hnear=170+Rocky+Rd,+Gurley,+Alabama+35748&t=h&z=13&vpsrc=6


The house is near the skyline management area where there is good deer hunting. There is probably land near / adjacent to the house where you could hunt as well.

http://maps.google.com/maps?q=170+ROCKY+ROAD,+GURLEY,+AL+35748&hl=en&ll=34.783919,-86.332111&spn=0.063303,0.233803&hnear=170+Rocky+Rd,+Gurley,+Alabama+35748&t=h&z=13&vpsrc=6


The house is about 45 min. to Lake Guntersville where there is excellent bass fishing and several annual bas tournaments.

http://maps.google.com/maps?q=170+ROCKY+ROAD,+GURLEY,+AL+35748&hl=en&ll=34.677264,-86.156158&spn=0.507075,1.870422&hnear=170+Rocky+Rd,+Gurley,+Alabama+35748&t=m&z=10&vpsrc=6

The joke photo below is a bass my son caught at North Saughty on Guntersville Lake. ( It was still fighting and he wouldn’t stand any closer.)



Big fish at Guntersville Lake


We broadened our Valley MLS search a bit geographically and while we may be pushing your target commute found a few other properties that may be worth a closer look.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114880505

367 BERRY ROAD in Scottsboro is within a mile of the Goosepond Marina on Guntersville Lake.

1610 HOOD AVENUE is also close to the marina but the steep lot concerns me.

2737 COUNTY ROAD 8 is in Skyline ( Skyline management area for hunting.) There is a pond and it has just over 9 acres. It’s on a ridge, has views and is not far from Guntersville Lake




Google maps can’t find the exact location and the listing agent didn’t precisely mark the location on Valley MLS . I tried calling her for clarification but didn’t get an answer or voicemail. We do need to be careful to view the surrounding area. Rural homes may have mobile homes or chicken / hog farms nearby.

204 COVEVIEW ROAD is closer to town, has a pond but may be a little rustic.

Filed under: valley mls —
Tags: Valley MLS, valley mls search
Valley MLS search; Rural homes with land
October 14th, 2011 4:58 PM

Valley MLS search

Valley MLS; Research Huntsville area homes
October 14th, 2011 1:11 PM
Valley MLS; Research Huntsville area homes October 14, 2011
The link below is to the listings for the homes you asked about from Valley MLS.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114880254

Huntsville flood map
Let’s do a little preliminary research so we understand more about the homes before we view them. The volume of information can be a little overwhelming but I’ve found we can often save our client’s time buy researching candidate homes before visiting them.
100 ABERDEEN LANE is listed at $214,900 / $ 88 per square foot. It has been on the market since 08/06/11 with no price reductions. Please note that the L shaped floor plan with the garage adjacent to the front door is not appealing to a number of buyers. This could make an eventual re-sale more difficult.
I checked the flood maps and the house is almost 3,000 feet from the nearest flood zone.
The link below is to Google’s satellite image of the house. While it is in a cul-de-sac, has a large yard and a fence, it does back up to Balch Road. There is already significant traffic on Balch Road and when the new Madison Hospital is completed at the intersection of Balch and Highway 72, traffic will increase. There are also long term plans to extend Balch Road to I 565 and add an interchange. At that point the traffic will increase substantially.
http://maps.google.com/maps?q=100+ABERDEEN+LANE,+MADISON,+AL+35758&hl=en&ll=34.742018,-86.766935&spn=0.001979,0.00721&sll=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=100+Aberdeen+Ln,+Madison,+Alabama+35758&t=h&z=18
The link below is tot he Google street view of the house where you can use the controls to do a fly through of the neighborhood.
http://maps.google.com/maps?q=100+ABERDEEN+LANE,+MADISON,+AL+35758&hl=en&ll=34.741771,-86.766737&spn=0.000035,0.028839&sll=34.697026,-86.76693&sspn=0.06337,0.230713&vpsrc=0&hnear=100+Aberdeen+Ln,+Madison,+Alabama+35758&t=h&z=16&layer=c&cbll=34.741777,-86.766728&panoid=x2UrE6JKLI286bs130c0qQ&cbp=12,270,,0,0
The links below are to data and rakings of the schools that serve the home. With the completion of the new Patriot High School on County Line Road next year the high school districts will shift. The new districts have not been posted on the Madison City Schools website nor announced yet.
http://www.schooldigger.com/go/AL/schools/0000802097/school.aspx
http://www.schooldigger.com/go/AL/schools/0000801798/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx
The link below is to a summary of Valley MLS activity in the neighborhood since 10/01/10. Because the homes are so dissimilar, we can’t determine the market value of the subject home from this limited data but we can get a sampling of what the neighborhood looks like. If we get to the point of making an offer we will research sales of similar homes outside the neighborhood but in the same area.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114880265
The house was also listed for sale with a different owner, MAI KIM LE from 06/27/10 to 07/11/11 when the listing was withdrawn and relisted with the current owner ERIC L BYRD, During that period the house was listed at $255,000.
From 09/12/06 to 02/05/07 the house was listed at $231,000 with ERIC L BYRD shown as the owner. The listing agent remained constant through the three listing periods above.
From 09/12/06 to 10/16/06 the house was listed for $230,000 with ERIC L BYRD shown as the owner. The change in owners may be due to divorce.
128 MOUNTAIN VIEW LANE is listed at $249,000 / $94 per square foot. It has been on market since 08/24/11 with no price reductions.
The link below is to the listing where the current owner bought the house 07/12/05 for $205,000 / $85 per square foot with that seller paying $2,953 of purchaser’s closing costs.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114880278
Assuming normal costs, purchaser’s break even point on a sale is in the $222,000 range.
There have been no sales in the neighborhood since 10/01/10 and we will need to search outside the neighborhood for comparable sales to estimate market value. The link below is to a summary of MLS activity in the neighborhood since 10/01/10.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114880281
The house is not near any flood zone.
The link below is to the Google satellite image of the house. It is far enough from Hughes Road that traffic noise should be minimal.
http://maps.google.com/maps?q=128+MOUNTAIN+VIEW+LANE,+MADISON,+AL+35758&hl=en&ll=34.73368,-86.744007&spn=0.00099,0.003605&sll=37.0625,-95.677068&sspn=31.28862,84.814453&vpsrc=6&hnear=128+Mountain+View+Ln,+Madison,+Alabama+35758&t=h&z=19
The link below is to the Google street view.
http://maps.google.com/maps?q=128+MOUNTAIN+VIEW+LANE,+MADISON,+AL+35758&hl=en&ll=34.733872,-86.744732&spn=0.000018,0.01442&sll=34.733539,-86.744818&sspn=0.006295,0.006295&layer=c&cbp=13,191.58,,0,0&cbll=34.733868,-86.744736&hnear=128+Mountain+View+Ln,+Madison,+Alabama+35758&t=h&z=17&vpsrc=0&iwloc=A&panoid=2li7PaFZjXHM34ZGdQ0s6w
The links below are to school data and rankings.
http://www.schooldigger.com/go/AL/schools/0000800851/school.aspx
http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx
22 NANDINA LANE in Lake Forest is listed at $29,900 / $100 per square foot. It is bank owned and has been on market since 05/20/11 with no price reductions. The house has been a rental.
Please note that the property is served by the Huntsville City school system which is having substantial financial problems. While the elementary and middle schools that serve the home are only fair now, there are signs that Williams Elementary and Middle Schools are improving as the area grows. Columbia High School has consistently gotten low scores even though it is an newer school.
http://www.schooldigger.com/go/AL/schools/0180001796/school.aspx
http://www.schooldigger.com/go/AL/schools/0180002146/school.aspx
http://www.schooldigger.com/go/AL/schools/0180001651/school.aspx
The link below is to a summary of MLS activity of similar sized homes in the neighborhood since 10/01/10. (There are much larger homes in the neighborhood.) The average sold price was $94 per square foot with a range of $84 to $118 per square foot.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114880300
The house is about 2,000 feet from the nearest flood zone.
The link below is to the Google satellite image of the property location pre-construction. It does back up to a $150,000 – $190,000 neighborhood but should be little effected by that neighborhood. There is no Google street view of this location yet.
http://maps.google.com/maps?q=22+NANDINA+LANE,+HUNTSVILLE,+AL+35824&hl=en&ll=34.637092,-86.722587&spn=0.003963,0.01442&sll=37.0625,-95.677068&sspn=14.20984,63.193359&vpsrc=6&hnear=22+Nandina+Ln+SW,+Huntsville,+Alabama+35824&t=h&z=17

Filed under: valley mls — Tags: Valley MLS

Valley mls research

Valley MLS research; CEDAR SPRINGS STATION
October 13th, 2011 4:16 PM
The house looks great and the open space at the back will provide the privacy we have been looking for.

In researching I found that both Google and the listing don’t map the house correctly. I found what I believe is the house as being just to the left of the house with the pool in the cul-de-sac. Checking the flood maps the house is outside the flood zone that is to the right of the cul-de-sac.
Given the flood zone to the east and the lack of road frontage the open space at the rear might be safe from development.
I checked ownership of the property behind the house and is is owned by the City of Madison. It may be that the developer of CEDAR SPRINGS STATION gifted the property to the city to avoid paying taxes on unbuildable land.
http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=1604180000007008
The house has been on Valley MLS since 08/07/06 with no price reductions. It is listed at $380,900 / $116 per square foot.The link below is to the archived MLS listing where the current owner bough the house from the builder on 12/18/06 for $379,900 / $118 psf. with the builder paying none of purchaser’s closing costs.
Note the original listing showed the house as 3,225 sf where the current listing shows 3,275 sf. Tax records show 3,225 sf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114875634
The link below is to a summary of all Valley MLS activity in the neighborhood since 10/10/10. The average sold price was $91 psf with a range of $77 to $97 psf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114875637
While the seller is already taking a substantial loss at the list price. $116 psf is substantially above the highest recent sale. Even if we were willing to pay something near their list price, lender would look at the same sales data and not approve a loan if the property doesn’t appraise for the contract price.
At the highest sold price of $97 psf and assuming they didn’t fudge on the 3,275 sf. the house would be worth something in the $318,000 range.

Valley MLS : Research; Cedar Springs Station October 13, 2011
Filed under: valley mls —
Tags: Valley MLS

huntsville mls search

Valley MLS / Huntsville MLS search; All the properties listed in Canebrake October 12, 2011
Filed under: huntsville mls search,valley mls — Tags: Huntsville MLS Search, Valley MLS
Huntsville MLS search; All the properties listed in Canebrake
October 12th, 2011 11:26 AM
The link below is to a Huntsville MLS search of all the properties listed in Canebrake owned by HERITAGE HOMES.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143765
There were only two sales. The first actually sold above list price. (They possibly included purchaser closing costs and / or some custom work in the sales price.) The second sold .7% under list price. Both sales were pre-crash in 2007.
The house is also listed for rent at $2,200.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143768
The two sales in better times doesn’t really help us establish a history of how much the builder will negotiate so we will need to dig deeper. The website at the link below confirms this builder has other developments in Madison County.
http://www.heritagehomesal.com/aboutheritagehomes.aspx
The builder had no sales in Cliffs Cove, Heritage Provence, ABBINGTON DOWNS, WOODFIELD, Lake Forest, WHITEHALL, in the past 12 months nor any active listings.
They have two active listings but no sales in Stratford Square.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143779
All told there are three Valley MLS active listings and one pending sale. I had hoped to see dozens of active listings and a history of recent sales. From the limited data it doesn’t look like the builder is severely overextended.


The link below is to all active listings in canebrake over 2,500 sf.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143879
The link below is to all sales in canebrake if the past 12 months.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7110143882
The average sold price was $112 psf with a range of $95 to $135 psf. The subject property is listed at $146 psf. ($599,000) Based on the sales, I think the house is overpriced especially considering the current market.
At 4,100 sf in the house and the average sold price of $112 psf the house would be $459,000. At the highest sold price of $135 psf it would be $553,000. At the lowest sold price of $95 psf it would be $389,000.
Another approach is to determine what you can afford, offer that amount and be prepared to move on to the next property if seller is not able to negotiate to near what you can afford.
If you were considering making an offer on this property my recommendation would be to ignore the premiums offered by the seller and focus on the house. The membership dues is something the builder probably had to pay anyway as a part of the neighborhood covenants and we don’t have any idea of what the value of the golf cart is.

Valley MLS market summary

Filed under: valley mls —Tags: Huntsville Houses, Valley MLS
Summary of Valley MLS activity in the neighborhood
October 11th, 2011 10:16 AM
The link below is to a summary of Valley MLS activity in the neighborhood since 10/01/10. There average sale was at $93 per square foot but there were sales at $100 to $111 per square foot. The $111 per square foot sale was new construction but the increase in sales price is encouraging.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114861065
There are nine active listings and four pending sales with a average list price of $96 per square foot. While we are seeing improvement and the lake lot is worth a few thousand extra, we aren’t quite where we need to be yet on appreciation.
I will contact lenders to see if we can make progress on that part of the equation.

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.

Valley MLS, Huntsville MLS Search

Valley MLS, Huntsville MLS Search


The link below is to a summary of MLS activity in the neighborhood since 10/01/10. There average sale was at $93 per square foot but there were sales at $100 to $111 per square foot. The $111 per square foot sale was new construction but the increase in sales price is encouraging.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114861065

There are none active listings and four pending sales with a average list price of $96 per square foot. While we are seeing improvement and the lake lot is worth a few thousand extra, we aren't quite where we need to be yet on appreciation.

Valley MLS, Huntsville MLS Search

Valley MLS, Huntsville MLS Search MOBILE SEARCH FOR CONSUMERS IS NOW AVAILABLE ON VALLEYMLS.COM:Because we understand the importance of providing homebuyers with a mobile search app that reaches virtually every cell phone user, NALMLS has partnered with Smarter Agent to be able to offer your clients and prospects a mobile house-hunting app available across all carriers on standard cell phones and smartphones including BlackBerry, iPhone, Android and the Palm OS. Consumers can text TVALLEY to 87778 to send the mobile app to their cell phone or visit on "Mobile Search" located under "Find A Home" to download the mobile real estate search app.

Valley MLS, Huntsville MLS Search

Valley MLS, Huntsville MLS Search Valley MLS search, Huntsville MLS search portal Valley MLSValley MLS , Huntsville MLS searchHuntsville MLS SeasrchHuntsville MLS SearchHuntsville AL MARKET VALUEHUNTSVILLE AL MARKET VALUE AND MARKET VALUE UPDATESHUNTSVILLE AL MLS LISTINGSHUNTSVILLE AL MLS LISTINGSLOOKING TO BUYLOOKING TO BUY HUNTSVILLE AL REAL ESTATELOOKING TO SELLSELLING HUNTSVILLE AL REAL ESTATEFIRST TIME HOMEBUYERS SPECIAL PROGRAMS FOR FIRST TIME HOME BUYERSHUNTSVILLE AL MLS LISTINGSOUR FEATURED LISTINGSHUNTSVILLE AL AREA RENTAL HOMESHUNTSVILLE AL AREA RENTAL HOMESHUNTSVILLE AL PROPERTY MANAGEMENTPROPERTY MANAGEMENT HUNTSVILLE ALHUNTSVILLE AL INVESTMENT PROPERTYCRITICAL INFORMATION FOR HUNTSVILLE AL AREA REAL ESTATE INVESTORSWIN $1,000 ON OUR MONTHLY SWEEPS

Huntsville MLS search, Madison

Huntsville MLS search October 6, 2011

The following link is to the the homes you asked about. 104 CARAWATHA ROAD just went under contract 10/06/11. We can watch the listing to see if the sale falls through.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846047

106 COTTONPORT PLACE in CEDAR SPRING STATION has been on market since 08/29/11. It’s listed at $299,900 / $101 per square foot. The following link is to a summary of Huntsville MLS search activity in the neighborhood since 11/01/10. The average sold price of the six sales was $91 per square foot with a range of $77 to $97 per square foot. The average days on market were modest at 117 days.

The active listings have been on market since 09/27/11, 09/28/11, 09/14/11 and 06/22/11 respectively. The average list price on the active listings is $104 per square foot. While the house is priced below the average list price my first impression is that it is priced above what the market will bear.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846048

The image below is to the flood map of the area showing the house is about 75′ from the nearest flood zone.



The link below is to the Google satellite image of the house and the Google street view. The house is far enough from County Line Road and Mill Road that there should be minimal traffic noise.
There are upscale apartments south of the woods behind the house and at some point in the future the woodland will probably be developed.

http://maps.google.com/maps?q=106+COTTONPORT+PLACE,+MADISON,+AL+35758&hl=en&ll=34.698984,-86.782808&spn=0.004666,0.010546&hnear=106+Cottonport+Pl,+Madison,+Alabama+35758&t=h&z=17&vpsrc=6


The links below are to data on the schools that serve the home. While the high school is Bob Jones now it will probably be the new Patriot High School once it opens.

http://www.schooldigger.com/go/AL/schools/0000802133/school.aspx

http://www.schooldigger.com/go/AL/schools/0000801798/school.aspx

http://www.schooldigger.com/go/AL/schools/0000800831/school.aspx


117 RESERVE WAY is listed at $299,900 / $ 106 per square foot and has been on market since 10/04/11.
The following list is to the archived listing on valley mls where the current owner bought the house from the builder 06/09/2005 for $275,790 / $98 per square foot with seller paying $2758 of purchaser’s closing costs. Assuming normal transaction costs Seller’s break even point on a sale will be in the $296,000 range.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846076

The link below is to a summary of MLS activity in the neighborhood since 11/01/10. The average sold price of the seven sales was $94 per square foot with a range of $84 to $104 pre square foot. The average days on market were modest at 108 days and a huge range of 9 to 363 days on market. The average list price of the three active homes for sale is $92 per square foot. My initial impression again is that the house is priced above what the market will bear. The owner has priced it to give him a little negotiation room without having to bring money to the closing.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846078

The flood map below shows the house is about 500′ from the nearest flood zone.





The link below is to the Google satellite image of the house and the street view. The house is far enough from Wall-Triana that traffic noise should be minimal. There is a traffic light at the intersection of Reserve way and Wall-Triana so entering traffic shouldn’t be a problem. There is a tree line behind the house which will help with privacy. The homes in the street to the south are older but the neighborhood seems stable.

http://maps.google.com/maps?q=117+RESERVE+WAY+,+madison,+al&hl=en&sll=34.717946,-86.751909&sspn=0.00396,0.010546&vpsrc=0&hnear=117+Reserve+Way,+Madison,+Alabama+35758&t=h&z=16


The middle and High school are the same as 106 COTTONPORT PLACE . The link below is to data for the elementary school. This home may continue to be served by Bob Jones High School but I haven’t see district lines yet for the new high school.

http://www.schooldigger.com/go/AL/schools/0000800851/school.aspx


416 THOREAU SPRING ROAD is listed at $339,900 / $107 per square foot. It has been on market since 09/27/11. The link below is to the archived listing where the current owner bought the house form the Builder on 09/27/11 for $316,605 / $100 per square foot with seller paying $5,000 of seller’s closing costs. Seller’s break even point on a sale will be in the $342,000 range so seller is already taking a loss at the list price .

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846113


The link below is to a summary of MLS activity in the neighborhood since 11/01/10. The average sold price of the six sales was $117 per square foot with a range of $102 to $132 per square foot. The average days on market were long at 287 days but with a huge range of 3 to 799 days on market. At $107 per square foot the house is well priced.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846127

The flood map below shows the house about 1,000′ from the nearest flood zone.



The link below is to the Google satellite / street view. I don’t see any negative surrounding features. The commercial building on Browns Ferry Road to the left of the subdivision is a substance abuse treatment center but is shouldn’t effect the neighborhood.

http://maps.google.com/maps?q=416+THOREAU+SPRING+ROAD,+MADISON,+AL+35758&hl=en&ll=34.722876,-86.774333&spn=0.003959,0.010546&hnear=416+Thoreau+Spring+Rd,+Madison,+Alabama+35758&t=h&z=17&vpsrc=6

The middle and high school are the same as the previous houses the data for the elementary school is at the link below. Given the location the neighborhood will probably be served by the new high school

http://www.schooldigger.com/go/AL/schools/0000801423/school.aspx


116 LAKE CREST DRIVE is listed at $370,000 / $93 per square foot. It has been on the market since 08/27/11. From the MLS history it looks like the house has been a rental.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846133

The link below is to the listing where the current owner purchased the house 03/31/2000 for $265,000 / $77 with that seller paying $3,375 of the current owner’s closing costs. Sellers’ break even point on a sale will be in the $286,000 range. Unless seller has refinanced or taken a second mortgage, he has plenty of negotiation room.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846138

The house was also listed for sale from 11/03/06 to 11/03/06 for $376,000 without selling.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846143


The link below is to a summary of MLS activity in the neighborhood since 11/01/10. Of the four sales the average sold price was $98 per square foot with a range of $93 to $106 per square foot. The average days on market were low at 53 days and a range of 31 to 93 days. At first look the house appears to be well priced. Note that the house is older and since it has been a rental it may not be pristine.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114846145

The house is about 1,500′ from the nearest flood zone.





The link below is to the Google satellite image and street view. Note the house doesn’t actually have water frontage except of the back left corner of the lot. The house is far enough from Wall Triana and Hughes roads so there shouldn’t be traffic noise.

http://maps.google.com/maps?q=116+LAKE+CREST+DRIVE,+MADISON,+AL+35758&hl=en&ll=34.735802,-86.743498&spn=0.002332,0.005273&sll=34.736511,-86.744564&sspn=0.000587,0.001318&vpsrc=6&hnear=116+Lake+Crest+Dr,+Madison,+Alabama+35758&t=h&z=18


The links below are to the schools. I expect that the house will be continued to be served by Bob Jones Hugh School.

http://www.schooldigger.com/go/AL/schools/0000800851/school.aspx

http://www.schooldigger.com/go/AL/schools/0000800495/school.aspx


Charlie Murphy with Murphy Homes gave me a follow-up call yesterday and offered to meet us at the subdivision if you had questions or wanted to meet him.Filed under: huntsville mls search,valley mls —Tags: Huntsville MLS Search, Valley MLS

New homes in Huntsville

New Construction in Huntsville MLS search
October 4th, 2011 11:38 AM
I think the neighborhood will be a good long term area. It has good schools, is near shopping and is on the south side of Madison near where the new County Line I 565 interchange will be. Commutes to Redstone Arsenal and Research Park will be modest.


The builder has been around a long time and I haven’t heard any negative information on them.
The link below is to three New Construction in Huntsville MLS search homes listed by Murphy in the neighborhood http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114829425.
The link below is to homes that Murphy has built and sold in the neighborhood.
http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7114829433
The link below is to the floor plans and prices in the neighborhood.
http://www.murphyhomesal.com/pdf/Price%20List%20-%204-13-10.pdf
The link below is to their page on the North Alabama Better Business Bureau website. It’s remarkable but there are no complaints at all.
http://www.bbb.org/northern-alabama/business-reviews/home-builders/murphy-homes-in-madison-al-17001072/complaints
The timing would be about right to start construction soon and be finished near mid summer. I always reccomend in-progress inspections. Being a smaller builder they can watch the subcontractors better but it’s always good to know that what will be covered by sheet rock at closing was done properly. I do have a couple of inspectors I like to use and can give you a referral.
Glad to hear your client is interested. I have attached a plat of XXX plus a lot status sheet updated for today. Of the 2 home sites on hold, my customers on lot 12 are very likely to move forward. Lot 8 less so.
If you would like to take a look at our home plans, please click this link – http://www.murphyhomesal.com/home.html. We have several other home plans in development and we can do a fair amount of modification to make sure your client is happy with his home.
You client can talk with any of our customers, trade contractors, or suppliers about our commitment to quality and customer service. We are a multi-generational company and have an outstanding track record in the Huntsville/Madison area. Would you like me to get permission from some of my customers for your client to call? I would be happy to introduce him to some of our customers face to face at Greenbrier Woods as well.

As an alternate, the following link is to the website of Action Builders. They are a custom builder who is in process of partnering with our firm to represent them. The website shows a few of the available floor plans and where they have available lots. Of the available neighborhoods; Carriage Hill is in the Edgewater section of Madison. The lots here are mostly steep and unless they have a level lot that hasn’t been backfilled, my counsel is to look elsewhere. Chapel Hill is a upscale gated community within the city of Madison. If the lot doesn’t border the busy Balch Road or Browns Ferry Road this might be an option. Lake Forest is a very nice development but it has been hit particularly hard by the recession with several foreclosures and short sales. It is within the less desirable Huntsville city school system and the HOA is controlled with vigor by the wife of the developer. There have been some grumblings among residents on her arbitrary enforcement of HOA rules depending on one’s relationship with her. Legendwood is just north of Chapel Hill but is in the Huntsville schools districtFiled under: huntsville mls search — Tags: Huntsville MLS Search, new construction in huntsville

Huntsville MLS search;

Huntsville MLS search; Market value of south Huntsville rancher October 5, 2011

I’ve sold several houses in your neighborhood over the years.
October 5th, 2011 10:58 AM
I’ve sold several houses in your neighborhood over the years, we used to live there on XXXX and my son still lives in that house. I really like the neighborhood and my old neighbors.


As a starting point the link below is to the archived Valley MLS listing where you purchased the house in 1993 for $52,500 $49 per square foot. That listing shows 1,066 square feet.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=7567899882948932

The tax records also show the house at 1,066 square feet and have assessed the house at $61,100.

http://www.emapsplus.com/ALMadison/report.asp?County=ALMadison&PID=170899387436362

The tax plat below shows you house as having a larger yard than other homes in the neighborhood and helps us find the house in Google maps satellite view and street view at the link below.




Google street view and satellite image;

http://maps.google.com/maps?q=huejejrneisnnejs &hl=en&ll=34.702033,-86.615263&spn=0.000495,0.001045&hnear,+Huntsville,+Alabama+35805&t=h&z=20&vpsrc=6


http://maps.google.com/maps?q==en&ll=34.702226,-86.61518&spn=0.000002,0.001553&hnear=h&z=20&vpsrc=6&layer=c&cbll=34.702225,-86.61518&panoid=4nVuKjHSITWY
-HWEcbNM0w&cbp=12,189.75,,0,2.45


It’s difficult to estimate market value on a property without having first seen it, so much depends on how well a property shows to prospective buyers. We can however determine a market range by researching recent sales of similar properties in the area.

The link below is to a summary ofHuntsville MLS Search activity in the neighborhood since 11/01/10. There’s a lot of data here so please bear with me.

Of the 16 sales the average sold price was $49 per square foot. The average was hurt by a couple of foreclosures and homes sold as is. The sales range was $22 to $67 per square foot.

The average days on market was very long at 232 days. The average was thrown off by one listing that was on the market for 2,100 days and one that was on the market for 565 days.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID899009983493843772

The link below is to the full listings of in the summary above so we can better compare the homes to yours.

The highest per square foot sale atXXXXX had ” All new flooring including custom tile in all wet areas, paint, new energy efficient windows, new insulation in all exterior walls, Stainless steel appliances and a fenced yard “ While the house doesn’t really catch your eye from the outside, click on the photo to see that the house looked very nice on the inside. It was on market 110 days before it went under contract.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=71jjsuaewsie998980021928

Just based on the sales data we could expect your house to sell somewhere between the average sold price of $49 per square foot and the highest sold price of $67 per square foot. At 1,066 square feet. in the house that would give us a huge range of $52,234 and $71,500. Where in that range depends on how well the house shows to buyers. Often several hundred dollars spent getting the house ready for market will raise the sales price thousands and make the house sell faster.

Going back to the summary there are eight active listings that are priced between $35 and $70 per square foot with an average of $56 per square foot. In order of appearance the active listings have been on market since 03/08/11, 06/14/11, 08/26/11, 06/23/11, 04/12/11, 08/07/10, 06/08/11, 05/30/11, 08/31/11, 09/12/11 and 09/28/11.

There are 2 contingent and one pending sales that haven’t closed yet five withdrawn and seven expired listings that didn’t sell.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=ewiwru48393438420202

Without seeing the house my best estimate would be that the house would sell in the $60 to $67 per square foot range or $64,000 to $71,500.

To see what competition we would have at that price range he link below is to all active listings in Madison County in the $65,000 to $75,000 range.

http://nalmls.com/NALMLSReports/ListitLib/show_report.aspx?ID=43284932942823724

Please let me know if you would like me to visit the house and try and narrow the estimated sales range for you.

To help you keep current with MLS activity in your area, we have set up automated notification of new listings or changes to existing listings that may be comparable to your property. If you prefer not to receive the emails, just unsubscribe at the link at the bottom of each email.

I hope this information is helpful and don’t hesitate to contact us if we can assist in any way. If you are ready to put your property on the market please let us know and we can schedule a time to meet.Filed under: huntsville alabama mls,huntsville mls,huntsville mls search,mls huntsville,valley mls Tags: Huntsville MLS Search, Valley MLS