3004 Clopton St #28 · Huntsville, AL 35805

$1,950,000

None bd · None ba · — sqft · Condo · 57 Days on market

Fair condition

---

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).

• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.0/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

28-unit apartment community totaling approximately 10,080 SF Located in Southwest Huntsville Originally built in 1950, with recent renovations completed in 2025 Unique cottage-style layout situated in an established neighborhood Strong location with proximity to major employment hubs, retail centers, and key transportation corridors Supports consistent demand from workforce housing tenants and long-term residents Stable, cash-flowing asset with in-place income 16 of 28 units have been renovated The current renovation strategy is achieving rents

Key facts

• 1.27 acre lot
• 28 parking spots
• Listed 57 days

What this means for you Summary

Snapshot

• This is a condo listed at $1.95M. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-13k ($-151k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (93.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (94.2% below list).
• Recommended offer: $114k (94.2% below list) — sets the bar for 1% rule.
• Cap rate -1.4% vs local median 3.8% in Huntsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising (+1.8%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 39% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $13k of loan paydown is wiped out by about $58k 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 57 days — a 3% lower offer ($1.89M) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $850k; list at $1.95M implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,547 (94.2% 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 57 days. Have you received any prior offers? Is the seller open to a 94% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.06% ✗
• Cap rate: -1.45%
• Cash-on-cash: -27.65%
• DSCR: -0.23
• GRM: 143.1

CMA / ARV

• ARV (median comp): $332,739
• List price: $1,950,000
• Delta: 486.04%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -81.0%
• Equity multiple: -1.05×
• Total profit: $-1,118,462
• Equity at exit: $290,751

10-year hold

• IRR: —
• Equity multiple: -2.68×
• Total profit: $-2,010,831
• Equity at exit: $168,600

Cash invested: $546,000 (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 35805

• Home prices YoY: -17.4%
• Rents YoY: 1.8%
• Active inventory: 133
• Price-to-rent: 143.1×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$10,226
• Tax est. 1.5%: −$2,438 /mo · $29,250/yr
• Insurance: −$812
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-12,579

Break-even live

Break-even rent $17,058

Max offer price $129,800

Occupancy floor —

Sensitivity live

Price	-10% $-11,231	-5% $-11,905	+0% $-12,579	+5% $-13,253	+10% $-13,927
Rent	-10% $-12,669	-5% $-12,624	+0% $-12,579	+5% $-12,534	+10% $-12,489
Rate	-1.0pp $-11,597	-0.5pp $-12,083	base $-12,579	+0.5pp $-13,084	+1.0pp $-13,598

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: $487,500
• Closing costs: $58,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 Clopton St SW Apt 35 Huntsville, AL	1.0	1.0	400	$850	$2.12	45d	1	0.04mi
3208 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	22d	1	0.13mi
3210 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	15d	1	0.13mi
2999 Woodway Dr SW Huntsville, AL	1.0–2.0	1.0	676	$915	$1.35	15d	1	0.28mi
3209 Westheimer Dr SW Unit 06 Huntsville, AL	1.0	1.0	553	$810	$1.46	45d	1	0.36mi
3009 Hillsboro Rd SW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	24d	1	0.44mi
3218 Fairacres Rd SW Huntsville, AL	3.0	1.5	1105	$1,300	$1.18	45d	1	0.49mi
3111 Hale Dr SW Huntsville, AL	3.0	1.5	1100	$1,550	$1.41	22d	1	0.50mi
3505 Bradley St SW Huntsville, AL	2.0	1.0	1192	$950	$0.80	24d	1	0.51mi
3204 Berkley St SW Huntsville, AL	3.0	1.5	1118	$1,400	$1.25	24d	1	0.52mi
3902 Harwood Ave SW Huntsville, AL	3.0	1.5	1248	$1,400	$1.12	24d	1	0.52mi
3218 Joslin St SW Huntsville, AL	3.0	1.5	1107	$1,495	$1.35	24d	1	0.53mi
3611 8th Ave SW Unit A Huntsville, AL	3.0	3.0	—	$1,800	—	15d	1	0.63mi
3701 Dubose St SW Huntsville, AL	1.0	1.0	800	$800	$1.00	45d	1	0.63mi
3206 Bayless Dr SW Huntsville, AL	3.0	2.0	1150	$1,400	$1.22	15d	1	0.64mi
3636 Chasewood Dr SW Huntsville, AL	1.0–2.0	1.0	665	$920	$1.38	45d	1	0.67mi
2302 13th St SW Unit 2302A Huntsville, AL	1.0	1.0	460	$750	$1.63	45d	1	0.67mi
3000 9th Ave SW Huntsville, AL	3.0	2.5	2523	$2,695	$1.07	24d	1	0.67mi
3705 Alpine St SW Huntsville, AL	2.0	1.0	—	$1,195	—	45d	1	0.67mi
3705 Alpine St SW Huntsville, AL	2.0	1.0	—	$1,195	—	24d	1	0.67mi
4112 17th St SW Unit C Huntsville, AL	2.0	2.0	750	$1,095	$1.46	45d	1	0.73mi
4112 17th St SW Unit B Huntsville, AL	1.0	1.0	750	$895	$1.19	15d	1	0.73mi
2907 8th Ave SW Huntsville, AL	3.0	2.5	2000	$2,000	$1.00	45d	1	0.74mi
3801 SW Triana Blvd Unit 22 Huntsville, AL	1.0	1.0	450	$750	$1.67	45d	1	0.76mi
3801 SW Triana Blvd Unit 3 Huntsville, AL	1.0	1.0	450	$895	$1.99	45d	1	0.76mi
3801 SW Triana Blvd Ste 1 Huntsville, AL	1.0	1.0	450	$1,250	$2.78	45d	1	0.76mi
4013 9th Ave SW Huntsville, AL	2.0	1.0	1060	$1,098	$1.04	45d	1	0.76mi
3801 SW Triana Blvd Unit 13 Huntsville, AL	1.0	1.0	450	$750	$1.67	15d	1	0.76mi
3605 6th Ave SW Huntsville, AL	2.0	1.5	1338	$2,000	$1.49	45d	1	0.77mi
2400 1st St SW Huntsville, AL	2.0–3.0	1.5–2.0	1067	$1,100	$1.03	45d	2	0.77mi
3801 Thomas Rd SW Unit 3807-09 Huntsville, AL	3.0	2.0	950	$1,225	$1.29	24d	1	0.77mi
3801 Thomas Rd SW Unit 3912-06 Huntsville, AL	2.0	1.0	795	$925	$1.16	45d	1	0.77mi
3801 Thomas Rd SW Unit 3814-01 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	45d	1	0.77mi
3801 Thomas Rd SW Unit 3910-E Huntsville, AL	2.0	1.0	795	$925	$1.16	24d	1	0.77mi
3801 Thomas Rd SW Unit 3917-08 Huntsville, AL	1.0	1.0	550	$725	$1.32	45d	1	0.77mi
3801 Thomas Rd SW Unit 3807-04 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	24d	1	0.77mi
3801 Thomas Rd SW Unit 3917-05 Huntsville, AL	1.0	1.0	550	$725	$1.32	24d	1	0.77mi
3813 Triana Blvd SW Huntsville, AL	1.0	1.0	685	$795	$1.16	45d	1	0.77mi
3502 Penny St SW Unit B Huntsville, AL	3.0	2.0	1000	$1,200	$1.20	45d	1	0.78mi
3304 Archer Dr SW Huntsville, AL	3.0	2.0	1642	$1,400	$0.85	45d	1	0.79mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $1,950,000 Active 57 DOM
2. 2026-06-17
   days on market $1,950,000 Active 56 DOM
3. 2026-06-16
   days on market $1,950,000 Active 55 DOM
4. 2026-06-15
   days on market $1,950,000 Active 54 DOM
5. 2026-06-14
   days on market $1,950,000 Active 52 DOM
6. 2026-06-10
   days on market $1,950,000 Active 49 DOM
7. 2026-06-09
   days on market $1,950,000 Active 48 DOM
8. 2026-06-08
   days on market $1,950,000 Active 47 DOM
9. 2026-06-07
   days on market $1,950,000 Active 46 DOM
10. 2026-06-03
    days on market $1,950,000 Active 42 DOM
11. 2026-06-02
    days on market $1,950,000 Active 41 DOM
12. 2026-06-01
    days on market $1,950,000 Active 40 DOM
13. 2026-05-31
    days on market $1,950,000 Active 39 DOM
14. 2026-05-30
    days on market $1,950,000 Active 38 DOM
15. 2026-04-22
    listed $2,050,000 Active 550-char remark

    Show marketing remark (550 chars)

    28-unit apartment community totaling approximately 10,080 SF Located in Southwest Huntsville Originally built in 1950, with recent renovations completed in 2025 Unique cottage-style layout situated in an established neighborhood Strong location with proximity to major employment hubs, retail centers, and key transportation corridors Supports consistent demand from workforce housing tenants and long-term residents Stable, cash-flowing asset with in-place income 16 of 28 units have been renovated The current renovation strategy is achieving rents

16. 2025-07-11
    soldstatus $850,000 Sold 311-char remark

    Show marketing remark (311 chars)

    Rare opportunity to own a 28 unit studio apartment complex in the middle of Huntsville, Alabama. The possibilities are endless! Ideal conversion for this property would be 55 and over or student housing. Convenient to shopping, universities, retail, Redstone Arsenal, and research park. Call for more details.

17. 2025-06-09
    historical 311-char remark

    Show marketing remark (311 chars)

    Rare opportunity to own a 28 unit studio apartment complex in the middle of Huntsville, Alabama. The possibilities are endless! Ideal conversion for this property would be 55 and over or student housing. Convenient to shopping, universities, retail, Redstone Arsenal, and research park. Call for more details.

18. 2025-05-30
    listed $1,395,000 Active 311-char remark

    Show marketing remark (311 chars)

    Rare opportunity to own a 28 unit studio apartment complex in the middle of Huntsville, Alabama. The possibilities are endless! Ideal conversion for this property would be 55 and over or student housing. Convenient to shopping, universities, retail, Redstone Arsenal, and research park. Call for more details.

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,626
• − Mortgage interest: −$109,230
• − Property taxes: −$29,250
• − Insurance: −$9,750
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$56,727
• Taxable loss: −$193,512
• Est. tax savings @ 24.0%: +$46,443
• After-tax cash flow: $-104,505/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 · 8 photos

Fair 40/100 Moderate rehab

This 28-unit apartment complex requires significant repairs and updates to its exterior, interior, and systems, but presents a strong opportunity for renovation and increased value.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Weathered and peeling
• Major flooring — Worn-out and in need of replacement
• Major interior walls/paint — Painted walls with visible wear
• Major bathrooms — Needs updating
• Major kitchen — Needs updating
• Major HVAC/mechanicals — Needs updating

Value-add opportunities

• Both exterior siding and roof repair — Improves curb appeal and functionality
• Both flooring replacement — Enhances comfort and value
• Both interior wall and paint refresh — Enhances aesthetics and value
• Both bathroom and kitchen updates — Modernizes spaces and increases value
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant wear	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
flooring · Worn-out and in need of replacement	Major	$15,000–50,000
interior walls/paint · Painted walls with visible wear	Major	$15,000–50,000
bathrooms · Needs updating	Major	$15,000–50,000
kitchen · Needs updating	Major	$15,000–50,000
HVAC/mechanicals · Needs updating	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior siding and roof repair — Improves curb appeal and functionality ↑
• Both flooring replacement — Enhances comfort and value ↑
• Both interior wall and paint refresh — Enhances aesthetics and value ↑
• Both bathroom and kitchen updates — Modernizes spaces and increases value ↑
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 20,856
• Household income: $35,385
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1750.0

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 0.69)
• Race & ethnicity: White 40% Black 31% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 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: ▼ -48.03%
• Current HPI: 228.6963
• Rent YoY: ▲ 1.82%
• 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

+47.0% since first listed

4 events — show timeline

• 2026-04-22 Listed $2,050,000 VMLS
• 2025-07-11 Sold (MLS) $850,000 VMLS
• 2025-06-09 Delisted — VMLS
• 2025-05-30 Listed $1,395,000 VMLS