7005 Marsden Way SE · Huntsville, AL 35748

$363,893

3 bd · 2.0 ba · 1,858 sqft · SingleFamily · 39 Days on market

9,147 sqft lot $196/sqft · at area comps Est $364k · at est. $50/mo HOA · 2% of rent

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Why this score? — see what drove the D grade

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

• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.7/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The TRILLIUM IV J in Crystal Creek community offers a 3 bedroom, 2 full bathroom, open design. Upgrades for this home include undercabinet lighting, wood floors, upgraded kitchen backsplash, quartz countertops, wood look ceramic tile flooring, gas fireplace with quartz surround, and more! Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench, covered porches, undermount sinks, custom kitchen backsplash, cabinet hardware, LED lighting, crown molding, framed mirrors in all baths, smart connect WIFI thermostat, landscaping with stone edging, gutters, downspouts, stone address blocks, and more! Energy Efficient Features: tankless water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

Key facts

• Double vanity
• Walk-in closet
• Kitchen island

Tags

• DOUBLE VANITY
• GARDEN TUB
• CUSTOM TILED SHOWER
• WALK-IN CLOSET
• KITCHEN ISLAND
• WALK-IN PANTRY

Property features AI

Finance

• Other: Lot approximately 0.21 acres (about 9,148 sq ft) with irregular dimensions
• HOA & community: Community association with annual fee; Annual association fee: $600; Community pool; Curbs as a community feature; Subdivision: Crystal Creek

Exterior

• Parking: Attached two-car garage with garage door opener; Concrete driveway; Garage faces front
• Utilities: Public water; Public sewer; Electric service; Natural gas
• Home design: Single-family residence; One story; New construction
• Construction: Brick construction; Slab foundation; Shingle roof barrier referenced (Radian roof barrier)
• Exterior features: Curb and gutters; Sidewalk; Underground utilities; Concrete drive; Covered porch; Covered patio

Interior

• Kitchen: Dishwasher; Microwave; Gas oven; Disposal; Other appliances; Tankless water heater
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (Natural Gas); Central cooling (Electric)
• Interior features: Fireplace (one); Radian roof barrier / HERS verification mentioned
• Laundry & utility: Tankless water heater (listed under appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $364k.

Deal economics

• At list price, monthly cash flow is $-432 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (25.8% below list).
• Recommended offer: $270k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($353k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000 (25.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.74% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.09%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (median comp): $364,105
• List price: $363,893
• Delta: -0.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7001 Marsden Way SE	0.02mi	3/2.0	1,858 (0%)	3mo	$366,204	$197	97
7008 Marsden Way SE	0.04mi	3/2.0	1,858 (0%)	3mo	$364,603	$196	96
8845 Old Middlestown Rd SE	0.07mi	3/2.0	1,858 (0%)	2mo	$364,530	$196	94
8826 Old Middlestown Rd SE	0.06mi	3/2.0	1,858 (0%)	3mo	$362,179	$195	94
8824 Old Middlestown Rd SE	0.07mi	3/2.0	1,779 (-4%)	1mo	$357,348	$201	89
8843 Old Middlestown Rd SE	0.07mi	3/2.0	1,953 (+5%)	1mo	$368,860	$189	88
8839 Old Middlestown Rd SE	0.06mi	3/2.0	1,953 (+5%)	2mo	$360,807	$185	87
9038 Mountain Preserve Blvd	0.28mi	3/2.0	1,920 (+3%)	2mo	$347,000	$181	80
9014 Mountain Preserve Blvd SE	0.41mi	3/2.0	1,918 (+3%)	2mo	$335,000	$175	74
8516 Sophia Nicolle Ct SE	0.30mi	4/3.0 (+1)	2,019 (+9%)	1mo	$375,900	$186	62
7104 Raquel Cir SE	0.34mi	4/3.0 (+1)	2,019 (+9%)	1mo	$383,520	$190	60
7105 Raquel Cir SE	0.33mi	4/3.0 (+1)	2,019 (+9%)	3mo	$373,900	$185	59

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.68×
• Total profit: $170,757
• Equity at exit: $327,824

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $524,619
• Equity at exit: $706,964

Cash invested: $101,890 (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 35748

• Home prices YoY: 4.0%
• Active inventory: 183
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,908
• Tax est. 1.5%: −$455 /mo · $5,458/yr
• Insurance: −$152
• HOA: −$50
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-432

Break-even live

Break-even rent $3,247

Max offer price $301,413

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-306	+0% $-432	+5% $-558	+10% $-683
Rent	-10% $-645	-5% $-538	+0% $-432	+5% $-325	+10% $-218
Rate	-1.0pp $-249	-0.5pp $-339	base $-432	+0.5pp $-526	+1.0pp $-622

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: $90,973
• Closing costs: $10,917
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	15d	1	0.30mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: watergasinternetlandscaping

Listing history 17 events

1. 2026-06-22
   days on market $363,893 Active 39 DOM
2. 2026-06-18
   days on market $363,893 Active 36 DOM
3. 2026-06-17
   days on market $363,893 Active 35 DOM
4. 2026-06-16
   days on market $363,893 Active 34 DOM
5. 2026-06-15
   days on market $363,893 Active 33 DOM
6. 2026-06-14
   days on market $363,893 Active 31 DOM
7. 2026-06-10
   days on market $363,893 Active 28 DOM
8. 2026-06-09
   days on market $363,893 Active 27 DOM
9. 2026-06-08
   days on market $363,893 Active 26 DOM
10. 2026-06-07
    days on market $363,893 Active 25 DOM
11. 2026-06-03
    days on market $363,893 Active 21 DOM
12. 2026-06-02
    days on market $363,893 Active 20 DOM
13. 2026-06-01
    days on market $363,893 Active 19 DOM
14. 2026-05-31
    days on market $363,893 Active 18 DOM
15. 2026-05-30
    days on market $363,893 Active 17 DOM
16. 2026-05-13
    listed $363,893 Active 939-char remark

    Show marketing remark (939 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The TRILLIUM IV J in Crystal Creek community offers a 3 bedroom, 2 full bathroom, open design. Upgrades for this home include undercabinet lighting, wood floors, upgraded kitchen backsplash, quartz countertops, wood look ceramic tile flooring, gas fireplace with quartz surround, and more! Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench, covered porches, undermount sinks, custom kitchen backsplash, cabinet hardware, LED lighting, crown molding, framed mirrors in all baths, smart connect WIFI thermostat, landscaping with stone edging, gutters, downspouts, stone address blocks, and more! Energy Efficient Features: tankless water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

17. 2026-05-13
    listed $363,893 Active 647-char remark

    Show marketing remark (939 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The TRILLIUM IV J in Crystal Creek community offers a 3 bedroom, 2 full bathroom, open design. Upgrades for this home include undercabinet lighting, wood floors, upgraded kitchen backsplash, quartz countertops, wood look ceramic tile flooring, gas fireplace with quartz surround, and more! Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench, covered porches, undermount sinks, custom kitchen backsplash, cabinet hardware, LED lighting, crown molding, framed mirrors in all baths, smart connect WIFI thermostat, landscaping with stone edging, gutters, downspouts, stone address blocks, and more! Energy Efficient Features: tankless water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$20,384
• − Property taxes: −$5,458
• − Insurance: −$1,819
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$600
• − Depreciation: −$10,586
• Taxable loss: −$11,632
• Est. tax savings @ 24.0%: +$2,792
• After-tax cash flow: $-2,390/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — 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
• City population: 220,435
• Population (ZIP): 7,311

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: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 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: ▲ 13.02%
• Current HPI: 337.7613
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-13 Listed $363,893 Zillow
• 2026-05-13 Listed $363,893 VMLS