Violet IV B Plan · Huntsville, AL 35748

$356,990

3 bd · 2.0 ba · 1,953 sqft · SingleFamily · 558 Days on market

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Covered Patio - Brick Exterior - Computer Nook - Double Master Vanity - Walk-In Master Closet - Separate Master Shower - Recessed Can Lighting in Kitchen & Living Room

Key facts

• 2 garage spots
• Listed 558 days

🏗️ New construction. The $356,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $360,082.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $357k.

Deal economics

• At list price, monthly cash flow is $-355 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (24.4% below list).
• Recommended offer: $270k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: 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 $38k of equity ($2k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 558 days — a 12% lower offer ($314k) is reasonable based on typical stale-listing flexibility.

Recommended offer $270,000 (24.4% 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 558 days. Have you received any prior offers? Is the seller open to a 24% 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. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.23%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $360,082
• List price: $356,990
• Delta: -0.86%
• 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
9014 Mountain Preserve Blvd SE	0.09mi	3/2.0	1,918 (-2%)	2mo	$335,000	$175	91
9038 Mountain Preserve Blvd	0.23mi	3/2.0	1,920 (-2%)	2mo	$347,000	$181	85
8839 Old Middlestown Rd SE	0.49mi	3/2.0	1,953 (0%)	2mo	$360,807	$185	75
8843 Old Middlestown Rd SE	0.51mi	3/2.0	1,953 (0%)	1mo	$368,860	$189	75
8826 Old Middlestown Rd SE	0.43mi	3/2.0	1,858 (-5%)	3mo	$362,179	$195	69
7008 Marsden Way SE	0.46mi	3/2.0	1,858 (-5%)	3mo	$364,603	$196	68
7001 Marsden Way SE	0.48mi	3/2.0	1,858 (-5%)	3mo	$366,204	$197	67
8845 Old Middlestown Rd SE	0.52mi	3/2.0	1,858 (-5%)	2mo	$364,530	$196	65
8824 Old Middlestown Rd SE	0.42mi	3/2.0	1,779 (-9%)	1mo	$357,348	$201	65
7108 Springwell Ct SE	0.30mi	4/2.0 (+1)	2,120 (+9%)	3mo	$425,129	$201	64
8516 Sophia Nicolle Ct SE	0.73mi	4/3.0 (+1)	2,019 (+3%)	1mo	$375,900	$186	51
7105 Raquel Cir SE	0.72mi	4/3.0 (+1)	2,019 (+3%)	3mo	$373,900	$185	49

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $173,512
• Equity at exit: $324,390

10-year hold

• IRR: 19.2%
• Equity multiple: 6.25×
• Total profit: $528,849
• Equity at exit: $699,560

Cash invested: $100,823 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,401/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-355

Break-even live

Break-even rent $3,150

Max offer price $308,648

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-231	+0% $-355	+5% $-480	+10% $-604
Rent	-10% $-569	-5% $-462	+0% $-355	+5% $-249	+10% $-142
Rate	-1.0pp $-174	-0.5pp $-264	base $-355	+0.5pp $-449	+1.0pp $-544

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: $90,020
• Closing costs: $10,802
• 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	0.20mi

Listing history 16 events

1. 2026-06-22
   days on market $356,990 Active 558 DOM
2. 2026-06-18
   days on market $356,990 Active 555 DOM
3. 2026-06-17
   days on market $356,990 Active 554 DOM
4. 2026-06-16
   days on market $356,990 Active 553 DOM
5. 2026-06-15
   days on market $356,990 Active 552 DOM
6. 2026-06-14
   days on market $356,990 Active 550 DOM
7. 2026-06-10
   days on market $356,990 Active 547 DOM
8. 2026-06-09
   days on market $356,990 Active 546 DOM
9. 2026-06-08
   days on market $356,990 Active 545 DOM
10. 2026-06-07
    days on market $356,990 Active 544 DOM
11. 2026-06-03
    days on market $356,990 Active 540 DOM
12. 2026-06-02
    days on market $356,990 Active 539 DOM
13. 2026-06-01
    days on market $356,990 Active 538 DOM
14. 2026-05-31
    days on market $356,990 Active 537 DOM
15. 2026-05-30
    days on market $356,990 Active 536 DOM
16. 2024-12-10
    listed $356,990 Active 243-char remark

    Show marketing remark (243 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Covered Patio - Brick Exterior - Computer Nook - Double Master Vanity - Walk-In Master Closet - Separate Master Shower - Recessed Can Lighting in Kitchen & Living Room

ⓘ 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: $32,400
• − Mortgage interest: −$20,170
• − Property taxes: −$5,401
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$10,475
• Taxable loss: −$10,631
• Est. tax savings @ 24.0%: +$2,551
• After-tax cash flow: $-1,714/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

1 event — show timeline

• 2024-12-10 Listed $356,990 Zillow