8822 Old Middlestown Rd SE · Huntsville, AL 35748

$364,494

3 bd · 2.0 ba · 1,858 sqft · SingleFamily · 130 Days on market

8,276 sqft lot Est $353k · 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 +6.0/15.0
• 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

The TRILLIUM IV I in Crystal Creek community offers a 3BR/2BA open design. Upgrades added (list attached). 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, LED lighting, crown molding, framed mirrors in baths, smart connect Wi-Fi thermostat, landscaping with stone edging, gutters/downspouts, stone address blocks, and more! Energy Efficient Features: gas kitchen appliance package, vinyl low E-3 tilt-in windows, tankless gas water heater, 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

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 $-436 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (25.9% below list).
• Recommended offer: $270k (25.9% 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 130 days — a 12% lower offer ($321k) 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 (25.9% 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 130 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. 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. 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?
8. 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.
9. 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.
10. 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: 4.86%
• Cash-on-cash: -5.13%
• DSCR: 0.77
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $353,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7008 Marsden Way SE	0.06mi	3/2.0	1,858 (0%)	3mo	$364,603	$196	95
7001 Marsden Way SE	0.08mi	3/2.0	1,858 (0%)	3mo	$366,204	$197	94
8845 Old Middlestown Rd SE	0.13mi	3/2.0	1,858 (0%)	2mo	$364,530	$196	92
8824 Old Middlestown Rd SE	0.01mi	3/2.0	1,779 (-4%)	1mo	$357,348	$201	92
8839 Old Middlestown Rd SE	0.09mi	3/2.0	1,953 (+5%)	2mo	$360,807	$185	85
8843 Old Middlestown Rd SE	0.12mi	3/2.0	1,953 (+5%)	1mo	$368,860	$189	85
9038 Mountain Preserve Blvd	0.20mi	3/2.0	1,920 (+3%)	2mo	$347,000	$181	83
9014 Mountain Preserve Blvd SE	0.33mi	3/2.0	1,918 (+3%)	2mo	$335,000	$175	77
8516 Sophia Nicolle Ct SE	0.35mi	4/3.0 (+1)	2,019 (+9%)	1mo	$375,900	$186	59
7104 Raquel Cir SE	0.39mi	4/3.0 (+1)	2,019 (+9%)	1mo	$383,520	$190	58
7105 Raquel Cir SE	0.37mi	4/3.0 (+1)	2,019 (+9%)	3mo	$373,900	$185	57
7108 Springwell Ct SE	0.71mi	4/2.0 (+1)	2,120 (+14%)	3mo	$425,129	$201	36

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: 2.67×
• Total profit: $170,820
• Equity at exit: $328,365

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $525,012
• Equity at exit: $708,132

Cash invested: $102,058 (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): −$1,911
• Tax est. 1.5%: −$456 /mo · $5,467/yr
• Insurance: −$152
• HOA: −$50
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-436

Break-even live

Break-even rent $3,252

Max offer price $301,413

Occupancy floor —

Sensitivity live

Price	-10% $-184	-5% $-310	+0% $-436	+5% $-562	+10% $-688
Rent	-10% $-649	-5% $-543	+0% $-436	+5% $-329	+10% $-223
Rate	-1.0pp $-252	-0.5pp $-343	base $-436	+0.5pp $-530	+1.0pp $-626

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: $91,124
• Closing costs: $10,935
• 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	0.25mi

HOA detail

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

Listing history 5 events

1. 2026-04-08
   status Pending
2. 2026-03-02
   status Active
3. 2026-03-02
   price $364,494
4. 2026-02-12
   status Pending
5. 2025-11-11
   listed $362,204 Active

ⓘ 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: −$20,417
• − Property taxes: −$5,467
• − Insurance: −$1,822
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$600
• − Depreciation: −$10,603
• Taxable loss: −$11,695
• Est. tax savings @ 24.0%: +$2,807
• After-tax cash flow: $-2,425/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

+0.6% since first listed

5 events — show timeline

• 2026-04-08 Pending — VMLS
• 2026-03-02 Relisted — VMLS
• 2026-03-02 Price Changed $364,494 VMLS
• 2026-02-12 Pending — VMLS
• 2025-11-11 Listed $362,204 VMLS