3110 S Nevel Cir NW · Huntsville, AL 35810

$164,900

3 bd · 0.5 ba · 1,421 sqft · SingleFamily public records · 144 Days on market

Built 1963 0.39 ac lot Est $182k · 9% under

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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 +20.5/30.0
• ARV discount +11.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3110 S Nevel Cir NW, a spacious 3-bedroom, 2-bath home with a generous and functional layout. This residence includes multiple living areas, a well-appointed kitchen, and comfortable bedroom spaces that suit a variety of needs. Situated on a large 0.39-acre lot, the property provides plenty of outdoor space for relaxing, gardening, or entertaining. The quiet cul-de-sac location adds an extra sense of privacy while still keeping you close to local amenities, parks, and major routes in Huntsville. This is a great opportunity to enjoy a well-kept home with ample indoor and outdoor living space.

Key facts

• Large lot
• Outdoor space
• 0.39 acre lot

Tags

• MULTIPLE LIVING AREAS
• WELL-APPOINTED KITCHEN
• LARGE LOT
• QUIET CUL-DE-SAC LOCATION
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (5.2% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 34% district-wide (-22 pts) — the specific schools serving this property underperform the Huntsville City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.1%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 144 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $145,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $181,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3809 Cary Rd	0.41mi	3/2.0	1,410 (-1%)	5mo	$217,000	$154	69
2410 Halmac Dr	0.37mi	3/1.5	1,300 (-8%)	4mo	$170,000	$131	61
4006 Mcewen Dr	0.26mi	3/1.5	1,250 (-12%)	4mo	$100,000	$80	61
3413 Avondale Dr NW	0.33mi	3/2.0	1,220 (-14%)	4mo	$139,000	$114	52
3615 Vogel Dr	0.73mi	3/2.0	1,384 (-3%)	7mo	$215,000	$155	50
3906 NW Broadmor Rd	0.72mi	4/2.0 (+1)	1,423 (+0%)	7mo	$223,775	$157	49
3402 Greenhill Dr	0.67mi	4/1.0 (+1)	1,350 (-5%)	7mo	$104,000	$77	48
3304 NW Watson Dr	0.62mi	3/1.5	1,291 (-9%)	6mo	$190,700	$148	46
2416 Redmont Rd NW	0.37mi	4/2.0 (+1)	1,629 (+15%)	2mo	$135,000	$83	46
3701 Broadmor Rd NW	0.58mi	3/2.0	1,627 (+14%)	1mo	$208,000	$128	42
3900 Vogel Dr NW	0.61mi	3/1.5	1,628 (+15%)	3mo	$191,500	$118	41
3308 Barton St	0.74mi	3/2.0	1,589 (+12%)	3mo	$135,000	$85	37

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.62×
• Total profit: $-17,575
• Equity at exit: $24,587

10-year hold

• IRR: -5.9%
• Equity multiple: 0.66×
• Total profit: $-15,478
• Equity at exit: $14,258

Cash invested: $46,172 (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 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 337
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$865
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $216

Break-even live

Break-even rent $1,290

Max offer price $164,900

Occupancy floor 81%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 Caywood Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	14d	1	0.19mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	23d	1	0.23mi
3210 Tucker Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	14d	1	0.30mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	44d	1	0.31mi
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	44d	1	0.38mi
2508 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1205	$1,385	$1.15	44d	1	0.39mi
3203 Dyas Dr NW Huntsville, AL	3.0	2.0	1346	$2,100	$1.56	23d	1	0.40mi
2505 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1222	$1,300	$1.06	23d	1	0.43mi
3614 Wilbur Ave NW Huntsville, AL	3.0	1.5	1196	$1,420	$1.19	23d	1	0.46mi
4700 Sparkman Dr NW Huntsville, AL	3.0	1.5	1554	$1,350	$0.87	23d	1	0.46mi
3616 Hester Ln NW Huntsville, AL	4.0	2.0	1650	$1,350	$0.82	44d	1	0.48mi
3423 Rosedale Dr NW Huntsville, AL	3.0	1.0	1145	$1,000	$0.87	44d	1	0.49mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	44d	1	0.49mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	44d	1	0.58mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	23d	1	0.60mi
3304 Buttrey Dr NW Huntsville, AL	4.0	2.0	1656	$1,681	$1.02	23d	1	0.67mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	21d	1	0.68mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	44d	1	0.68mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	44d	1	0.70mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	44d	1	0.71mi
6008 Ellington Rd NW Huntsville, AL	4.0	2.5	1845	$1,595	$0.86	44d	1	0.72mi
2613 Skyline Dr NW Huntsville, AL	4.0	2.0	1572	$1,695	$1.08	23d	1	0.75mi
3303 Barton Ave NW Huntsville, AL	3.0	2.0	1750	$1,600	$0.91	44d	1	0.76mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	44d	1	0.81mi
3601 Fay St NW Huntsville, AL	2.0	1.0	972	$1,195	$1.23	44d	1	0.96mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	23d	1	1.06mi
2803 Hester Ln NW Huntsville, AL	3.0	1.5	1224	$1,400	$1.14	23d	1	1.07mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	44d	1	1.18mi
2002 Laverne Dr NW Huntsville, AL	3.0	1.5	1165	$1,100	$0.94	23d	1	1.18mi
2728 Clayton Dr NW Unit B Huntsville, AL	2.0	1.0	900	$795	$0.88	44d	1	1.24mi
3708 Valleydale Rd NW Huntsville, AL	3.0	1.5	1136	$1,350	$1.19	44d	1	1.26mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	23d	1	1.29mi
2721 Clayton Dr NW Huntsville, AL	3.0	1.0	1000	$998	$1.00	44d	1	1.30mi
4706 Whitehall Dr NW Huntsville, AL	3.0	2.0	1469	$1,550	$1.06	21d	1	1.32mi
2711 Clayton Dr NW Huntsville, AL	3.0	1.5	1030	$1,400	$1.36	44d	1	1.37mi
3706 Wilbanks Dr NW Huntsville, AL	3.0	1.0	1000	$1,300	$1.30	44d	1	1.38mi
2706 Norton Ave NW Huntsville, AL	3.0	2.0	1127	$1,098	$0.97	44d	1	1.39mi
2502 Hill St NW Huntsville, AL	3.0	1.0	1288	$1,200	$0.93	44d	1	1.39mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,300	$1.27	23d	1	1.45mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	1.45mi

Listing history 15 events

1. 2026-06-09
   status $164,900 Pending 144 DOM
2. 2026-06-08
   days on market $164,900 Active 144 DOM
3. 2026-06-07
   days on market $164,900 Active 143 DOM
4. 2026-06-03
   days on market $164,900 Active 139 DOM
5. 2026-06-02
   days on market $164,900 Active 138 DOM
6. 2026-06-01
   status $164,900 Active 137 DOM
7. 2026-04-28
   status Pending
8. 2026-04-17
   price $164,900
9. 2026-03-09
   price $169,900
10. 2026-01-30
    price $174,900
11. 2025-12-12
    listed $184,900 Active
12. 2023-12-08
    soldstatus $2,040,000
13. 2021-07-28
    soldstatus $135,000
14. 2021-07-07
    listed $135,000 Active
15. 2021-06-28
    soldstatus $110,000

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,028 · $86/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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,766
• − Mortgage interest: −$9,237
• − Property taxes: −$1,028
• − Insurance: −$824
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,797
• Taxable loss: −$123
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,626/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): 32,843
• Household income: $51,233
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1223.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 2% Lithuanian 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -61.00%
• Current HPI: 198.9629
• Rent YoY: ▬ -0.05%
• 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

+49.9% since first listed

9 events — show timeline

• 2026-04-28 Pending — VMLS
• 2026-04-17 Price Changed $164,900 VMLS
• 2026-03-09 Price Changed $169,900 VMLS
• 2026-01-30 Price Changed $174,900 VMLS
• 2025-12-12 Listed $184,900 VMLS
• 2023-12-08 Sold (Public Records) $2,040,000 Public Records
• 2021-07-28 Sold (Public Records) $135,000 Public Records
• 2021-07-07 Listed $135,000 VMLS
• 2021-06-28 Sold (Public Records) $110,000 Public Records

Property tax history

+16.2%/yr

Latest (2024): $1,028 · +0.0% YoY. Source: county tax records.