4913 Cotton Row NW · Huntsville, AL 35816

$405,000

8 bd · 4.0 ba · 3,384 sqft · MultiFamily public records · 125 Days on market

Built 1984 0.32 ac lot Est $428k · 5% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.3/30.0
• ARV discount +9.9/15.0
• DSCR +6.1/10.0
• 1% rule +4.5/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Well maintained and good cash flow. 4 Plex multi-unit. Each unit is 2 BR and 1 full bath with a storage room. Well maintained landscaping and grounds. Convenient location to UAH, Oakwood University, Mid-City and I-565. Monthly rental max ~$1200. No sign present. Pre-approval letter required. Property sold AS-IS. DO NOT DISTURB TENANTS.

Key facts

• Storage room
• 4 plex multi-unit
• Convenient location

Tags

• 4 PLEX MULTI-UNIT
• STORAGE ROOM
• LANDSCAPING AND GROUNDS
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $405k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive. Per door: $110/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $383k (5.3% below list).
• Recommended offer: $356k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.8% in Huntsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Huntsville City (urban): math 21% / reading 46% proficiency, ranked #48 of 129 in AL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.7%/yr); 64 active listings in the ZIP; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• At $3,834/mo this rent would consume 114% of the median local household income ($40k/yr) (locally 1145% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($356k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $133k; list at $405k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $356,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 8.8

CMA / ARV

• ARV (median comp): $427,910
• List price: $405,000
• Delta: -5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Medland Rd	0.52mi	8/4.0	3,280 (-3%)	1mo	$391,900	$119	70
4922 Cotton Row NW	0.13mi	8/—	3,796 (+12%)	9mo	$385,000	$101	66
4421 Torrance Dr Unit ABCDEF	0.60mi	8/4.0	3,280 (-3%)	16mo	$495,000	$151	54
1420 Ascent Trl	0.49mi	8/6.0	3,644 (+8%)	17mo	$335,000	$92	42
1412 Ascent Trl	0.52mi	8/4.0	3,720 (+10%)	21mo	$415,000	$112	41

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

Projected returns pro-forma

-3.0% appreciation · 2.66% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.66×
• Total profit: $-38,875
• Equity at exit: $60,387

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-3,247
• Equity at exit: $35,017

Cash invested: $113,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35816

• Home prices YoY: -9.0%
• Rents YoY: 2.7%
• Active inventory: 64
• Price-to-rent: 35.2×

Monthly cashflow live

• Estimated rent: $3,834 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$295 /mo · $3,535/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$805
• Net cashflow: $442

Break-even live

Break-even rent $3,275

Max offer price $405,000

Occupancy floor 83%

Sensitivity live

Price	-10% $671	-5% $556	+0% $442	+5% $327	+10% $212
Rent	-10% $139	-5% $290	+0% $442	+5% $593	+10% $745
Rate	-1.0pp $646	-0.5pp $545	base $442	+0.5pp $337	+1.0pp $230

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$3,832
Total (4 units)			$3,834

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $405,000 Active 125 DOM
2. 2026-06-17
   days on market $405,000 Active 124 DOM
3. 2026-06-16
   days on market $405,000 Active 123 DOM
4. 2026-06-15
   days on market $405,000 Active 122 DOM
5. 2026-06-14
   days on market $405,000 Active 120 DOM
6. 2026-06-10
   days on market $405,000 Active 117 DOM
7. 2026-06-09
   days on market $405,000 Active 116 DOM
8. 2026-06-08
   days on market $405,000 Active 115 DOM
9. 2026-06-07
   days on market $405,000 Active 114 DOM
10. 2026-06-03
    days on market $405,000 Active 110 DOM
11. 2026-06-02
    days on market $405,000 Active 109 DOM
12. 2026-06-01
    days on market $405,000 Active 108 DOM
13. 2026-05-31
    days on market $405,000 Active 107 DOM
14. 2026-05-30
    days on market $405,000 Active 106 DOM
15. 2026-02-13
    listed $405,000 Active 337-char remark

    Show marketing remark (337 chars)

    Well maintained and good cash flow. 4 Plex multi-unit. Each unit is 2 BR and 1 full bath with a storage room. Well maintained landscaping and grounds. Convenient location to UAH, Oakwood University, Mid-City and I-565. Monthly rental max ~$1200. No sign present. Pre-approval letter required. Property sold AS-IS. DO NOT DISTURB TENANTS.

16. 2020-09-18
    soldstatus $132,800
17. 2019-02-26
    soldstatus $180,030
18. 2019-02-21
    soldstatus $180,000 555-char remark

    Show marketing remark (555 chars)

    WELL MAINTAINED, FULLY OCCUPIED & Good Cash flow! 4 Plex multi-unit Each unit is 2 Bedrooms and 1 Full Bath. Recently updated new windows, patio doors, storm doors, and storage doors installed in 2012; HVAC Cages installed in 2014. Units C & D have new carpeting and vinyl planking installed in 2016. Appliances included are: refrigerator, dishwasher washer dryer, and stove. Each unit has a storage room. Well maintained landscaping and grounds. Owner pays trash removal and pest control. Convenient location to UAH, Oakwood University and I-565.

19. 2018-12-11
    listed $192,900 555-char remark

    Show marketing remark (555 chars)

    WELL MAINTAINED, FULLY OCCUPIED & Good Cash flow! 4 Plex multi-unit Each unit is 2 Bedrooms and 1 Full Bath. Recently updated new windows, patio doors, storm doors, and storage doors installed in 2012; HVAC Cages installed in 2014. Units C & D have new carpeting and vinyl planking installed in 2016. Appliances included are: refrigerator, dishwasher washer dryer, and stove. Each unit has a storage room. Well maintained landscaping and grounds. Owner pays trash removal and pest control. Convenient location to UAH, Oakwood University and I-565.

20. 2018-05-10
    soldstatus $157,000
21. 2018-01-02
    listed $159,900

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $3,535 · $295/mo
• Projected year-2 tax: $3,535 · $295/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,008
• − Mortgage interest: −$22,686
• − Property taxes: −$3,535
• − Insurance: −$2,025
• − Repairs & maintenance: −$3,681
• − Management: −$3,681
• − Depreciation: −$11,782
• Taxable loss: −$1,381
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $5,632/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Huntsville City
• NCES district ID: 0101800
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $48,264
• Composite: 28.84/100
• National rank: #6647
• State rank: #48 of 129 in AL

Livability — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AL
• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 15,939
• Household income: $40,242
• Rent vs Own: 75.9% rent · 24.1% own
• Severe rent burden: 1145.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 22% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1% Swedish 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.06%
• Current HPI: 243.5404
• Rent YoY: ▲ 2.66%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+153.3% since first listed

7 events — show timeline

• 2026-02-13 Listed $405,000 VMLS
• 2020-09-18 Sold (Public Records) $132,800 Public Records
• 2019-02-26 Sold (Public Records) $180,030 Public Records
• 2019-02-21 Sold (MLS) $180,000 VMLS
• 2018-12-11 Listed $192,900 VMLS
• 2018-05-10 Sold (MLS) $157,000 VMLS
• 2018-01-02 Listed $159,900 VMLS

Property tax history

+13.2%/yr

Latest (2024): $3,535 · +37.4% YoY. Source: county tax records.