Crosby III S Plan · Huntsville, AL 35748

$453,990

4 bd · 2.0 ba · 2,636 sqft · SingleFamily · 471 Days on market

Excellent condition

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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 +10.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Introducing the Crosby III S by DSLD Homes, a thoughtfully designed, energy-efficient home that blends modern comfort with stylish living. With 2,636 square feet of living space and a total area of 3,412 square feet, this home offers ample room for growing families and those who love to entertain. The open floor plan creates a seamless transition between the kitchen, living, and dining areas, perfect for both family gatherings and hosting guests. Featuring four spacious bedrooms and two bathrooms, the layout provides plenty of space for comfort and privacy. The luxurious primary suite is a true retreat, featuring a double master vanity, garden tub, separate master shower, and a walk-in master closet, making it the perfect space for relaxation and unwinding. The brick and stone exterior adds sophisticated curb appeal with long-lasting durability. Inside, practical touches like a boot bench in the mud room and a pocket office enhance everyday functionality and organization. Enjoy enhanced lighting with recessed fixtures in both the kitchen and living areas, creating a warm and modern ambiance. A two-car garage offers convenient storage and parking, while the covered rear patio extends your living space outdoors-perfect for entertaining or relaxing in comfort. Crafted with energy-efficient systems and materials, the Crosby III S is designed to lower utility costs and support a more sustainable lifestyle.

Key facts

• Open floor plan
• Double master vanity
• Garden tub

Tags

• ENERGY EFFICIENT HOME
• OPEN FLOOR PLAN
• DOUBLE MASTER VANITY
• GARDEN TUB
• SEPARATE MASTER SHOWER
• WALK IN MASTER CLOSET

🏗️ New construction. The $453,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $465,453.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $454k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (17.3% below list).
• Recommended offer: $375k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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: 243 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 38% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $47k 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 ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 471 days — a 12% lower offer ($400k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,331 (17.3% 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 471 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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: 0.81% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $465,453
• List price: $453,990
• Delta: -2.46%
• 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
7102 Springwell Ct SE	0.09mi	4/2.0	2,641 (+0%)	4mo	$462,298	$175	92
7118 Springwell Ct SE	0.13mi	4/2.0	2,636 (0%)	4mo	$461,712	$175	91
7115 Springwell Ct SE	0.13mi	4/2.0	2,641 (+0%)	6mo	$490,411	$186	89
7110 Springwell Ct SE	0.13mi	4/2.5	2,544 (-4%)	5mo	$460,571	$181	82
8803 Bryson Ter SE	0.09mi	4/2.0	2,314 (-12%)	3mo	$461,294	$199	73
7112 Springwell Ct SE	0.13mi	4/2.0	2,314 (-12%)	4mo	$435,990	$188	70
7014 Huddersfield Ln SE	0.20mi	4/3.0	2,903 (+10%)	6mo	$531,381	$183	65
7104 Springwell Ct SE	0.09mi	4/3.0	3,022 (+15%)	5mo	$503,912	$167	64
7114 Springwell Ct SE	0.13mi	4/3.0	3,022 (+15%)	3mo	$498,848	$165	63
8887 Mountain Preserve Blvd SE	0.13mi	4/3.0	3,013 (+14%)	4mo	$541,821	$180	62
8883 Mountain Preserve Blvd SE	0.13mi	4/3.0	3,013 (+14%)	6mo	$537,495	$178	61
9018 Mountain Preserve Blvd	0.38mi	4/2.0	2,314 (-12%)	6mo	$390,000	$169	58

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $237,535
• Equity at exit: $419,317

10-year hold

• IRR: 20.3%
• Equity multiple: 6.46×
• Total profit: $712,211
• Equity at exit: $904,273

Cash invested: $130,327 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 26 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $441,990 ($178/sqft)
• Median days on market: 471 d
• This list price: 58% of active listings are priced below it
• ARV vs active asking: -0.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35748

• Home prices YoY: 4.0%
• Active inventory: 243
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $3,753 medium
• Mortgage (P&I): −$2,441
• Tax est. 1.5%: −$582 /mo · $6,982/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $-252

Break-even live

Break-even rent $4,072

Max offer price $429,057

Occupancy floor —

Sensitivity live

Price	-10% $70	-5% $-91	+0% $-252	+5% $-412	+10% $-573
Rent	-10% $-548	-5% $-400	+0% $-252	+5% $-103	+10% $45
Rate	-1.0pp $-17	-0.5pp $-133	base $-252	+0.5pp $-372	+1.0pp $-495

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: $116,363
• Closing costs: $13,964
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	0d	1	0.13mi
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	109d	1	0.48mi

Listing history 50 events

1. 2026-09-23
   days on market $453,990 Active 471 DOM
2. 2026-09-22
   days on market $453,990 Active 470 DOM
3. 2026-09-21
   days on market $453,990 Active 469 DOM
4. 2026-09-20
   days on market $453,990 Active 468 DOM
5. 2026-09-19
   days on market $453,990 Active 467 DOM
6. 2026-09-18
   days on market $453,990 Active 466 DOM
7. 2026-09-17
   days on market $453,990 Active 465 DOM
8. 2026-09-16
   days on market $453,990 Active 464 DOM
9. 2026-09-15
   days on market $453,990 Active 463 DOM
10. 2026-09-14
    days on market $453,990 Active 462 DOM
11. 2026-09-13
    days on market $453,990 Active 461 DOM
12. 2026-09-12
    days on market $453,990 Active 460 DOM
13. 2026-09-11
    days on market $453,990 Active 459 DOM
14. 2026-09-05
    days on market $453,990 Active 453 DOM
15. 2026-09-04
    days on market $453,990 Active 452 DOM
16. 2026-09-03
    days on market $453,990 Active 451 DOM
17. 2026-08-31
    days on market $453,990 Active 448 DOM
18. 2026-08-30
    days on market $453,990 Active 447 DOM
19. 2026-08-29
    days on market $453,990 Active 446 DOM
20. 2026-08-28
    days on market $453,990 Active 445 DOM
21. 2026-08-27
    days on market $453,990 Active 444 DOM
22. 2026-08-25
    days on market $453,990 Active 442 DOM
23. 2026-08-24
    days on market $453,990 Active 441 DOM
24. 2026-08-23
    days on market $453,990 Active 440 DOM
25. 2026-08-22
    days on market $453,990 Active 439 DOM
26. 2026-08-21
    days on market $453,990 Active 438 DOM
27. 2026-08-20
    days on market $453,990 Active 437 DOM
28. 2026-08-19
    days on market $453,990 Active 436 DOM
29. 2026-08-18
    days on market $453,990 Active 435 DOM
30. 2026-08-17
    days on market $453,990 Active 434 DOM
31. 2026-08-16
    days on market $453,990 Active 433 DOM
32. 2026-08-15
    days on market $453,990 Active 432 DOM
33. 2026-08-14
    days on market $453,990 Active 431 DOM
34. 2026-08-13
    days on market $453,990 Active 430 DOM
35. 2026-08-12
    days on market $453,990 Active 429 DOM
36. 2026-08-11
    days on market $453,990 Active 428 DOM
37. 2026-08-10
    days on market $453,990 Active 427 DOM
38. 2026-08-09
    days on market $453,990 Active 426 DOM
39. 2026-08-08
    days on market $453,990 Active 425 DOM
40. 2026-08-07
    days on market $453,990 Active 424 DOM
41. 2026-08-06
    days on market $453,990 Active 423 DOM
42. 2026-08-05
    days on market $453,990 Active 422 DOM
43. 2026-08-04
    days on market $453,990 Active 421 DOM
44. 2026-08-03
    days on market $453,990 Active 420 DOM
45. 2026-07-31
    days on market $453,990 Active 417 DOM
46. 2026-07-29
    days on market $453,990 Active 415 DOM
47. 2026-07-27
    days on market $453,990 Active 413 DOM
48. 2026-07-25
    days on market $453,990 Active 411 DOM
49. 2026-07-23
    days on market $453,990 Active 409 DOM
50. 2026-07-22
    days on market $453,990 Active 408 DOM

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,040
• − Mortgage interest: −$26,073
• − Property taxes: −$6,982
• − Insurance: −$2,327
• − Repairs & maintenance: −$3,603
• − Management: −$3,603
• − Depreciation: −$13,540
• Taxable loss: −$11,089
• Est. tax savings @ 24.0%: +$2,661
• After-tax cash flow: $-357/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This Crosby III S by DSLD Homes is in excellent condition with no visible repairs needed. It offers a well-maintained and attractive exterior, spacious living areas, and modern finishes. Updates to the exterior and interior paint, landscaping, and kitchen and bathroom fixtures would significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Hampton Cove Elementary B+ AL #32/627 Nat'l #4,125/41,679 Middle Hampton Cove Middle School B AL #12/257 Nat'l #2,008/14,009 High Huntsville High School D- AL #18/305 Nat'l #6,672/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 7,311
• Household income: $118,365
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Price history

+0.7% since first listed

2 events — show timeline

• 2025-07-01 Price Changed $453,990 Zillow
• 2025-06-09 Listed $450,990 Zillow