1033 Highgrove Hts · Huntsville, AL 35749

$260,000

3 bd · 1.0 ba · 1,341 sqft · SingleFamily public records · 46 Days on market

Built 2021 4,800 sqft lot $194/sqft · 10% below area Est $288k · 10% under $29/mo HOA · 2% of rent ↓ 2% since listing

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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).

• ARV discount +11.9/15.0
• Cash flow +9.1/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed, 2 bath home comes with a washer, dryer, and fridge at no extra cost! The open kitchen features beautiful granite counters, plenty of cabinets, and a sunny patio door that leads to the covered back porch. LVP floors throughout the living areas and carpeted bedrooms make this cozy home easy to maintain. Fenced in yard is an easy-to-manage size while providing privacy, and seller has added gutters. The neighborhood features side walks and a pond.

Key facts

• Sunny patio door
• Granite counters
• Open kitchen

Tags

• OPEN KITCHEN
• GRANITE COUNTERS
• SUNNY PATIO DOOR
• COVERED BACK PORCH
• FENCED IN YARD

Property features AI

Finance

• Other: Living area approximately 1,334 square feet
• HOA & community: Homeowners association with an annual fee of $350; Subdivision: Crown Creek Village

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 2021; Not new construction
• Construction: Slab foundation
• Exterior features: Covered porch; Sidewalk; Located on a cul-de-sac; Lot dimensions approximately 40 x 120

Interior

• Kitchen: Dishwasher; Refrigerator; Garbage disposal
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Covered porch; Sidewalk; Located on a cul-de-sac
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (30.8% below list).
• Recommended offer: $180k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Providence Elementary (math 14% / reading 42%, grade F, #385 of 627 statewide, top 62%, 848 students, 52% FRL); Williams Middle School (math 16% / reading 50%, grade F, #101 of 257 statewide, top 40%, 548 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL).
• Market conditions: Rents flat; 666 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 46 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Recommended offer $179,857 (30.8% 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 46 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (median comp): $288,364
• List price: $260,000
• Delta: -9.84%
• 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
1024 NW Highgrove Hts Unit N/A	0.05mi	3/2.0	1,355 (+1%)	7mo	$265,000	$196	86
1111 Tanger Glen Trl NW	0.10mi	3/2.0	1,164 (-13%)	5mo	$264,145	$227	65
1101 Tanger Glen Trl	0.14mi	3/2.0	1,164 (-13%)	6mo	$244,995	$210	62
225 Maggie Mance Ln	0.64mi	3/2.0	1,373 (+2%)	2mo	$255,000	$186	60
1000 Birkhall Blvd	0.18mi	3/2.0	1,164 (-13%)	15mo	$240,770	$207	53
30073 Plantation Park Dr	0.26mi	3/2.0	1,501 (+12%)	14mo	$255,000	$170	52
1161 Pine Grove Rd	0.73mi	3/2.0	1,340 (-0%)	14mo	$214,300	$160	50
230 Maggie Mance Ln	0.67mi	3/2.0	1,408 (+5%)	10mo	$249,000	$177	49
29900 Logan Oaks Dr	0.33mi	3/2.0	1,501 (+12%)	15mo	$275,245	$183	48
29892 Logan Oaks Dr	0.35mi	3/2.0	1,501 (+12%)	15mo	$281,985	$188	48
29796 Logan Oaks Dr	0.44mi	3/2.0	1,501 (+12%)	19mo	$269,995	$180	40
29748 Logan Oaks Dr	0.47mi	3/2.0	1,501 (+12%)	20mo	$269,995	$180	38

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -24.1%
• Equity multiple: 0.19×
• Total profit: $-58,960
• Equity at exit: $38,767

10-year hold

• IRR: -26.1%
• Equity multiple: -0.15×
• Total profit: $-83,470
• Equity at exit: $22,480

Cash invested: $72,800 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 666
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$108
• HOA: −$29
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-202

Break-even live

Break-even rent $2,054

Max offer price $224,301

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17439 Morgan Dr Harvest, AL	3.0	2.0	1193	$1,550	$1.30	21d	1	0.33mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	23d	1	0.47mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	23d	1	0.56mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	44d	1	0.80mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	21d	1	0.81mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 15 events

1. 2026-06-18
   days on market $260,000 Active 46 DOM
2. 2026-06-17
   days on market $260,000 Active 45 DOM
3. 2026-06-16
   days on market $260,000 Active 44 DOM
4. 2026-06-15
   days on market $260,000 Active 43 DOM
5. 2026-06-14
   days on market $260,000 Active 41 DOM
6. 2026-06-10
   days on market $260,000 Active 38 DOM
7. 2026-06-09
   days on market $260,000 Active 37 DOM
8. 2026-06-08
   days on market $260,000 Active 36 DOM
9. 2026-06-07
   pricedays on market $260,000 Active 35 DOM
10. 2026-06-03
    days on market $265,000 Active 31 DOM
11. 2026-06-02
    days on market $265,000 Active 30 DOM
12. 2026-06-01
    days on market $265,000 Active 29 DOM
13. 2026-05-31
    days on market $265,000 Active 28 DOM
14. 2026-05-30
    days on market $265,000 Active 27 DOM
15. 2026-05-03
    listed $265,000 Active 460-char remark

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,466 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,583
• − Mortgage interest: −$14,564
• − Property taxes: −$1,466
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$348
• − Depreciation: −$7,564
• Taxable loss: −$7,112
• Est. tax savings @ 24.0%: +$1,707
• After-tax cash flow: $-718/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): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% 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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

-1.9% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $260,000 VMLS
• 2026-05-25 Price Changed $265,000 VMLS
• 2026-05-19 Price Changed $264,900 VMLS
• 2026-05-03 Listed $265,000 VMLS

Property tax history

+9.5%/yr

Latest (2024): $1,466 · +9.5% YoY. Source: county tax records.