3305 Greymont Dr · Huntsville, AL 35801

$300,000

3 bd · 1.0 ba · 1,819 sqft · SingleFamily public records

Built 1961 0.41 ac lot Est $391k · 23% under

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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 +15.0/15.0
• Cash flow +7.7/30.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Property sold AS IS. sold before going on the market

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1961

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (37.9% below list).
• Recommended offer: $186k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: Jones Valley Elementary School (math 36% / reading 68%, grade C-, #102 of 627 statewide, top 17%, 456 students, 36% FRL); Huntsville Junior High School (math 20% / reading 45%, grade F, #105 of 257 statewide, top 42%, 418 students, 38% FRL); Huntsville High School (math 41% / reading 51%, grade D-, #18 of 305 statewide, top 6%, 1,826 students, 28% FRL).
• Market conditions: Rents rising (+2.1%/yr); 175 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

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 $186,382 (37.9% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.62% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $391,085
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Winthrop Dr SW	0.18mi	4/2.5 (+1)	1,905 (+5%)	5mo	$415,000	$218	68
202 Wingate Ave	0.39mi	2/2.5 (-1)	1,829 (+0%)	7mo	$335,000	$183	64
100 Westchester Ave SW	0.29mi	3/2.0	1,687 (-7%)	9mo	$320,000	$190	63
2716 Overton Rd	0.62mi	3/2.5	1,831 (+1%)	2mo	$435,000	$238	62
211 Kent Rd SW	0.53mi	2/2.5 (-1)	1,848 (+2%)	5mo	$360,000	$195	58
303 Wingate Ave SW	0.55mi	4/2.0 (+1)	1,805 (-1%)	11mo	$387,500	$215	55
228 Drake Ave	0.54mi	3/2.0	1,589 (-13%)	3mo	$315,000	$198	47
2609 Woodview Dr	0.68mi	2/2.0 (-1)	1,730 (-5%)	7mo	$350,000	$202	45
301 Wingate Ave SW	0.54mi	3/2.5	2,018 (+11%)	7mo	$452,500	$224	45
2603 Alabama St SW	0.74mi	3/2.0	2,037 (+12%)	10mo	$493,000	$242	33
3067 Dupree Dr	0.69mi	3/2.5	2,022 (+11%)	12mo	$439,900	$218	33
501 Vance Rd SW	0.65mi	4/3.0 (+1)	2,090 (+15%)	1mo	$440,000	$211	31

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.13×
• Total profit: $-72,760
• Equity at exit: $44,731

10-year hold

• IRR: -25.2%
• Equity multiple: -0.19×
• Total profit: $-99,585
• Equity at exit: $25,939

Cash invested: $84,000 (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 35801

• Home prices YoY: -28.0%
• Rents YoY: 2.1%
• Active inventory: 175
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,864 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$124 /mo · $1,487/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-350

Break-even live

Break-even rent $2,307

Max offer price $238,219

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-265	+0% $-350	+5% $-435	+10% $-520
Rent	-10% $-497	-5% $-423	+0% $-350	+5% $-276	+10% $-202
Rate	-1.0pp $-199	-0.5pp $-273	base $-350	+0.5pp $-427	+1.0pp $-507

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4770 Whitesburg Dr Unit 302 Huntsville, AL	2.0	2.0	1260	$1,875	$1.49	44d	1	0.38mi
4006 Devon St SE Huntsville, AL	3.0	2.0	2000	$2,500	$1.25	44d	1	0.44mi
515 Chateau Dr SW Huntsville, AL	1.0–3.0	1.0–2.0	932	$1,299	$1.39	14d	6	0.46mi
2709 Thornton Cir SW Huntsville, AL	4.0	3.0	2511	$2,950	$1.17	24d	1	0.56mi
2510 Whitesburg Dr SW Huntsville, AL	2.0	1.5	1242	$1,550	$1.25	44d	1	0.67mi
5006 Chancel Dr SE #3 Huntsville, AL	2.0	2.0	1846	$1,100	$0.60	44d	1	0.68mi
2404 Whitesburg Dr SW Huntsville, AL	2.0	2.5	1355	$1,700	$1.25	24d	1	0.78mi
3006 Dupree Dr SW Huntsville, AL	3.0	2.5	1591	$1,800	$1.13	44d	1	0.79mi
201 Queensbury Dr SW Huntsville, AL	1.0–3.0	1.0–2.5	1171	$1,389	$1.19	14d	15	0.80mi
5630 Woodridge St SW Huntsville, AL	3.0	3.0	2117	$1,850	$0.87	44d	1	1.10mi
2209 California St SE Huntsville, AL	4.0	2.0	1754	$2,000	$1.14	24d	1	1.15mi
2308 Gallatin St SW Huntsville, AL	3.0	2.0	1988	$2,100	$1.06	14d	1	1.22mi
2209 Gallatin St SW Huntsville, AL	3.0	2.0	1658	$2,100	$1.27	44d	1	1.28mi

Listing history 2 events

1. 2026-04-30
   historical
2. 2026-04-29
   listed $300,000

ⓘ 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: $1,487 · $124/mo
• Projected year-2 tax: $1,487 · $124/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $22,366
• − Mortgage interest: −$16,805
• − Property taxes: −$1,487
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$8,727
• Taxable loss: −$9,732
• Est. tax savings @ 24.0%: +$2,336
• After-tax cash flow: $-1,861/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): 23,357
• Household income: $105,585
• Rent vs Own: 32.1% rent · 67.9% own
• Severe rent burden: 547.0

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: Predominantly White (81%)
• Race & ethnicity: White 81% Black 8% Two or more races 8% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 3%
• Foreign-born: 4% · Canada, China
• Languages at home: 96% English-only · Spanish 3% German/W. Germanic 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: ▼ -182.95%
• Current HPI: 471.094
• Rent YoY: ▲ 2.06%
• 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

2 events — show timeline

• 2026-04-30 Delisted — VMLS
• 2026-04-29 Listed $300,000 VMLS

Property tax history

+8.2%/yr

Latest (2023): $1,487 · +48.4% YoY. Source: county tax records.