7710 Helen Ln · Huntsville, AL 35806

$224,850

3 bd · 2.0 ba · 1,175 sqft · Townhouse · 18 Days on market

Built 2026 4,356 sqft lot Est $194k · 16% over $75/mo HOA · 5% of rent

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Why this score? — see what drove the F 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 +7.1/30.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.3/10.0
• ARV discount +0.3/15.0

Listing remarks

Under Construction-The Melody. Step inside the comfort of your brand new home. Enjoy entertaining friends & family in the open living area. Off the open living space you’ll find your secluded primary suite, complete with a trey ceiling, double vanity in the bath & generous walk-in closet. The other 2 bedrooms also feature trey ceilings & share a full bath. Laundry conveniently located next to the bedrooms. LVP floors & quartz countertops. Covered front porch! Visuals feature a similar home for inspiration. Pricing is the base starting point; final price varies based on upgrades and features selected.

Key facts

• Double vanity
• Open living area
• Lvp floors

Tags

• OPEN LIVING AREA
• SECLUDED PRIMARY SUITE
• DOUBLE VANITY
• GENEROUS WALK-IN CLOSET
• LAUNDRY CONVENIENTLY LOCATED
• LVP FLOORS

Property features AI

Finance

• Other: Green energy features: water heater, programmable thermostat, spray foam insulation
• HOA & community: HOA with quarterly fee of $225; Subdivision: The Cottages At Discovery Point; Community sidewalks and street lights

Exterior

• Parking: Attached one-car garage
• Utilities: Public sewer; Public water
• Home design: Residential townhouse; New construction (2026); One story; Living area approximately 1,175 square feet
• Construction: Brick and vinyl siding with foam insulation; Slab foundation; Radian roof barrier (energy efficient)
• Exterior features: Patio; Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Double-pane windows; Low-flow plumbing fixtures

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (26.1% below list).
• Recommended offer: $166k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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.
• 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 rising (+2.6%/yr); 216 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $24k of equity ($2k loan paydown + $22k 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 ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($221k) is reasonable based on typical stale-listing flexibility.

Recommended offer $166,110 (26.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.74% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $193,875
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7705 Helen Ln #119	0.02mi	3/3.0	1,306 (+11%)	7mo	$214,850	$165	71
7703 Helen Ln	0.03mi	3/3.0	1,306 (+11%)	8mo	$214,850	$165	70
7707 Helen Ln	0.01mi	3/3.0	1,306 (+11%)	9mo	$217,350	$166	70

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 19.9%
• Equity multiple: 2.61×
• Total profit: $101,649
• Equity at exit: $202,563

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $313,913
• Equity at exit: $436,834

Cash invested: $62,958 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 216
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,661 high
• Mortgage (P&I): −$1,179
• Tax est. 1.5%: −$281 /mo · $3,373/yr
• Insurance: −$94
• HOA: −$75
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-317

Break-even live

Break-even rent $2,062

Max offer price $179,035

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-239	+0% $-317	+5% $-394	+10% $-472
Rent	-10% $-448	-5% $-382	+0% $-317	+5% $-251	+10% $-185
Rate	-1.0pp $-203	-0.5pp $-259	base $-317	+0.5pp $-375	+1.0pp $-434

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: $56,212
• Closing costs: $6,746
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7582 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	25d	1	0.08mi
7599 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	25d	1	0.08mi
7589 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	25d	1	0.09mi
710 Nick Fitcheard Rd NW Huntsville, AL	2.0	2.0	1200	$1,359	$1.13	15d	7	0.18mi
7500 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1527	$1,822	$1.19	15d	7	0.26mi
121 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,295	$1.38	45d	1	1.27mi
125 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,350	$1.44	45d	1	1.28mi
41 Addison Park Dr Huntsville, AL	1.0–3.0	1.0–2.0	1155	$1,635	$1.42	15d	45	1.34mi
741 Plummer Rd Huntsville, AL	1.0–3.0	1.0–2.0	1025	$1,744	$1.70	15d	15	1.40mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 11 events

1. 2026-06-22
   days on market $224,850 Active 18 DOM
2. 2026-06-18
   days on market $224,850 Active 15 DOM
3. 2026-06-17
   days on market $224,850 Active 14 DOM
4. 2026-06-16
   days on market $224,850 Active 13 DOM
5. 2026-06-15
   days on market $224,850 Active 12 DOM
6. 2026-06-14
   days on market $224,850 Active 10 DOM
7. 2026-06-10
   days on market $224,850 Active 7 DOM
8. 2026-06-09
   days on market $224,850 Active 6 DOM
9. 2026-06-08
   days on market $224,850 Active 5 DOM
10. 2026-06-07
    remarks 615-char remark
11. 2026-06-07
    listed $224,850 Active 4 DOM

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

Taxation est. · year 1

• Rental income: $19,933
• − Mortgage interest: −$12,595
• − Property taxes: −$3,373
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − HOA: −$900
• − Depreciation: −$6,541
• Taxable loss: −$7,789
• Est. tax savings @ 24.0%: +$1,869
• After-tax cash flow: $-1,930/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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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 event — show timeline

• 2026-06-03 Listed $224,850 VMLS