8512 Sophia Nicolle Ct · Huntsville, AL 35748

$409,900

4 bd · 3.0 ba · 2,377 sqft · SingleFamily · 9 Days on market

Est $402k · at est. $40/mo HOA · 1% 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 +8.1/30.0
• ARV discount +6.6/15.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

**AS LOW AS 3.99% GOV and UP TO 30K FLEX CASH for March Closing!** The Kathryn is a beautifully designed home that offers over 2,300 square feet of luxurious living space. This stunning residence features 4 spacious bedrooms, 3 elegant bathrooms, and a 3-car garage, ensuring both comfort and convenience. Oversized primary suite overlooks backyard & has double vanity with granite or quartz countertop, walk-in shower with glass door & oversized walk-in closet. LVP flooring throughout the main living areas, bathrooms & laundry room with carpet in the bedrooms. Photos are representational only.

Key facts

• Double vanity
• Open floor plan
• Private backyard

Tags

• COVERED BACK PORCH
• PRIVATE BACKYARD
• OPEN FLOOR PLAN
• LARGE KITCHEN SPACE
• SPACIOUS KITCHEN ISLAND
• DOUBLE VANITY

Property features AI

Finance

• Other: Lot measured in acres
• HOA & community: HOA with $475 annual fee; Subdivision: Wilson Cove

Exterior

• Parking: Attached three-car garage; Garage door opener
• Utilities: Public water; Private sewer; Electric service (standard)
• Home design: Single-family residence; One story; Residential property; Not new construction
• Construction: Slab foundation
• Exterior features: Public water; Private sewer

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal; Tankless water heater
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Covered patio; Sidewalk; Paved/asphalt driveway

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $312k (23.9% below list).
• Recommended offer: $312k (23.9% 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.
• 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: Hampton Cove Elementary (math 60% / reading 77%, grade B+, #32 of 627 statewide, top 5%, 684 students, 9% FRL); Hampton Cove Middle School (math 45% / reading 72%, grade B, #12 of 257 statewide, top 4%, 735 students, 11% FRL); Huntsville High School (math 41% / reading 51%, grade D-, #18 of 305 statewide, top 6%, 1,826 students, 28% FRL) — zoned schools average 16% FRL vs 46% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 34% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Huntsville City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 183 active listings in the ZIP; 2 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 $44k of equity ($3k loan paydown + $41k 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 ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $312,004 (23.9% 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. 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: 0.76% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $401,713
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8512 Sophia Nicolle Ct SE	0.00mi	4/3.0	2,377 (0%)	3mo	$380,000	$160	98
8510 Sophia Nicolle Ct SE	0.01mi	4/3.0	2,377 (0%)	3mo	$408,900	$172	97
7103 Raquel Cir	0.03mi	4/3.0	2,361 (-1%)	2mo	$407,900	$173	96
8500 Sophia Nicolle Ct SE	0.09mi	4/3.0	2,361 (-1%)	3mo	$389,900	$165	92
7108 Raquel Cir SE	0.10mi	4/3.0	2,361 (-1%)	3mo	$434,580	$184	92
7043 SE Regency Ln	0.20mi	4/2.5	2,359 (-1%)	6mo	$367,000	$156	83
8518 Sophia Nicolle Ct SE	0.04mi	4/3.0	2,595 (+9%)	1mo	$396,900	$153	82
8502 Sophia Nicolle Ct SE	0.07mi	4/3.0	2,595 (+9%)	6mo	$409,900	$158	77
7100 Kalli Ilyssa Cir SE	0.07mi	4/3.0	2,647 (+11%)	2mo	$519,900	$196	76
7070 Regency Ln SE	0.19mi	4/3.0	2,595 (+9%)	4mo	$409,900	$158	72
7028 Regency Ln	0.34mi	4/3.0	2,589 (+9%)	2mo	$474,900	$183	68
9018 Mountain Preserve Blvd	0.59mi	4/2.0	2,314 (-3%)	2mo	$390,000	$169	62

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: $197,335
• Equity at exit: $369,270

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $601,691
• Equity at exit: $796,346

Cash invested: $114,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $3,120 medium
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,148/yr
• Insurance: −$171
• HOA: −$40
• Vacancy / Maint / Mgmt: −$655
• Net cashflow: $-408

Break-even live

Break-even rent $3,636

Max offer price $350,877

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-266	+0% $-408	+5% $-550	+10% $-691
Rent	-10% $-654	-5% $-531	+0% $-408	+5% $-285	+10% $-161
Rate	-1.0pp $-201	-0.5pp $-304	base $-408	+0.5pp $-514	+1.0pp $-622

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.49mi
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	45d	1	0.95mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 7 events

1. 2026-06-22
   days on market $409,900 Active 9 DOM
2. 2026-06-18
   days on market $409,900 Active 6 DOM
3. 2026-06-17
   days on market $409,900 Active 5 DOM
4. 2026-06-16
   days on market $409,900 Active 4 DOM
5. 2026-06-15
   days on market $409,900 Active 3 DOM
6. 2026-06-14
   remarks 463-char remark
7. 2026-06-14
   listed $409,900 Active 1 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 · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $37,440
• − Mortgage interest: −$22,961
• − Property taxes: −$6,148
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,995
• − Management: −$2,995
• − HOA: −$480
• − Depreciation: −$11,924
• Taxable loss: −$12,113
• Est. tax savings @ 24.0%: +$2,907
• After-tax cash flow: $-1,988/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
• 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

-0.2% since first listed

4 events — show timeline

• 2026-06-12 Listed $409,900 VMLS
• 2026-03-31 Sold (MLS) $380,000 VMLS
• 2026-03-23 Pending — VMLS
• 2025-12-22 Listed $410,900 VMLS