3807 Colton Ln NE · Huntsville, AL 35811

$99,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 28 Days on market

Built 1959 Fair condition 9,147 sqft lot $118/sqft · 34% below area Est $151k · 34% under ↓ 17% since listing

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Why this score? — see what drove the B+ 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).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Condition / age +2.2/5.0
• Appreciation +1.4/10.0
• Schools +1.0/10.0

Listing remarks

MOTIVATED SELLER. PROPERTY BEING SOLD AS IS. 3 bedrooms 1 bath 840 sqft Area sales around $170k Estimated rent around $1,200/month The house does need some work, but it’s not far off from being livable either. Could make a solid rental play in one of the fastest-growing cities around! Alabama A & M is basically right up the street. Huntsville keeps bringing in aerospace jobs, tech jobs, and new people every day. They literally build rockets out here! This ain’t no fancy HGTV flip type house. This is more for somebody looking at long-term rental income and upside!

Key facts

• 9,147 sq ft lot
• Built 1959
• Listed 28 days

🏷️ Possibly a rental listed for sale. The $99,000 price doesn't fit this home's estimated sale value (~$150,985) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Martin Luther King Jr Elementary School (math 4% / reading 18%, grade F, #560 of 627 statewide, top 90%, 464 students, 89% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 83% FRL vs 46% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 34% district-wide (-23 pts) — the specific schools serving this property underperform the Huntsville City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.8%/yr); 687 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent is only 16% of the median local income ($91k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1959 — 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. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.84%
• DSCR: 1.75
• GRM: 6.6

CMA / ARV

• ARV (median comp): $150,985
• List price: $99,000
• Delta: -34.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Wilkenson Dr NE	0.04mi	3/1.0	864 (+3%)	14mo	$162,500	$188	82
133 Wilkenson Dr NE	0.15mi	3/1.0	864 (+3%)	10mo	$145,000	$168	80
3807 Melody Rd NE	0.13mi	3/1.0	920 (+10%)	4mo	$151,000	$164	75
203 Victory Ln NE	0.09mi	3/1.0	925 (+10%)	9mo	$166,000	$179	71
3815 Colton Ln NE	0.06mi	3/1.0	900 (+7%)	23mo	$179,900	$200	66
172 Wilkenson Dr NE	0.17mi	3/1.0	884 (+5%)	22mo	$145,000	$164	66
3803 Melody Rd NE	0.11mi	3/1.0	931 (+11%)	22mo	$162,900	$175	59

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.49×
• Total profit: $13,670
• Equity at exit: $14,761

10-year hold

• IRR: 23.5%
• Equity multiple: 3.37×
• Total profit: $65,723
• Equity at exit: $8,560

Cash invested: $27,720 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 3 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $149,650 ($156/sqft)
• Median days on market: 94 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +15.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 687
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$519
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $389

Break-even live

Break-even rent $756

Max offer price $99,000

Occupancy floor 64%

Sensitivity live

Price	-10% $445	-5% $417	+0% $389	+5% $361	+10% $333
Rent	-10% $290	-5% $340	+0% $389	+5% $438	+10% $488
Rate	-1.0pp $439	-0.5pp $414	base $389	+0.5pp $363	+1.0pp $337

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: $24,750
• Closing costs: $2,970
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3330 Meridian St N Huntsville, AL	2.0	1.0	800	$700	$0.88	63d	1	0.54mi
3328 Meridian St N Apt 114 Huntsville, AL	2.0	1.0	800	$600	$0.75	63d	1	0.56mi
203 N Plymouth Rd NW Huntsville, AL	2.0	1.0	796	$1,310	$1.65	63d	1	0.79mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	93d	1	1.02mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	93d	1	1.02mi
4130 High Mountain Rd NE Huntsville, AL	1.0–3.0	1.0–2.0	1119	$2,061	$1.84	93d	129	1.09mi
2107 Epworth Dr NE Unit H Huntsville, AL	2.0	1.5	875	$1,175	$1.34	63d	1	1.14mi
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	72d	1	1.22mi
102 Winchester Rd NW Huntsville, AL	2.0	1.0	850	$1,110	$1.31	93d	4	1.28mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	93d	1	1.32mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	63d	1	1.35mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	93d	1	1.38mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	63d	1	1.39mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	72d	1	1.43mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,262	$1.30	93d	1	1.47mi

Property features AI

Finance

• Financial info: No investor or income/expense details provided
• HOA & community: No association fees

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public waterSeptic sewerUnderground utilitiesInternet availability unknown
• Home design: Existing constructionSingle-story entry (all main-level rooms listed)
• Construction: Wood constructionSlab foundation
• Exterior features: Not waterfrontNo poolNo patioNo deckNo garden/patio

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Slate flooring
• Bathrooms: One full bathroom
• Heating & cooling: No central heatWindow air conditioning units
• Interior features: 840 sq ft main living areaCeilings: Other (see remarks)No additional interior features listed
• Laundry & utility: No laundry details provided

Listing history 11 events

1. 2026-07-29
   days on market $99,000 Active 28 DOM
2. 2026-07-27
   days on market $99,000 Active 26 DOM
3. 2026-07-25
   days on market $99,000 Active 24 DOM
4. 2026-07-23
   status $99,000 Active 22 DOM
5. 2026-06-07
   statusdays on market $99,000 Pending 22 DOM
6. 2026-06-03
   days on market $99,000 Active 20 DOM
7. 2026-06-02
   days on market $99,000 Active 19 DOM
8. 2026-06-01
   days on market $99,000 Active 18 DOM
9. 2026-05-31
   days on market $99,000 Active 17 DOM
10. 2026-05-30
    days on market $99,000 Active 16 DOM
11. 2026-05-13
    listed $119,900 Active 607-char remark

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $441 · $37/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $14,980
• − Mortgage interest: −$5,546
• − Property taxes: −$441
• − Insurance: −$495
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,880
• Taxable income: $3,222
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,895/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $21,000–$37,800 screening

This home requires significant repairs and maintenance, including roof replacement, exterior siding repair, and interior wall repairs. It has potential for increased value through these improvements.

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — Significant damage to the roof is visible, with potential for water infiltration and structural issues.
• Major Windows (windows) — Windows appear to be in poor condition, with potential for leaks and structural issues.
• Major Exterior (exterior) — The exterior siding is peeling and damaged, indicating significant wear and potential structural issues.
• Major Electrical (electrical) — The electrical panel appears to be outdated and in need of replacement, which could pose a safety hazard.
• Major Plumbing (plumbing) — The plumbing fixtures and pipes appear to be old and in need of replacement, which could pose a health hazard.

Repairs flagged

• Major roof — The roof appears to be in poor condition and may need to be replaced.
• Major exterior siding — The exterior siding is peeling and in need of repainting.
• Minor flooring — The flooring appears to be carpeted and in need of cleaning or replacement.
• Minor interior walls — The interior walls appear to be in fair condition, but there may be some minor issues that could be addressed.
• Major bathrooms — The bathrooms appear to be in poor condition, with potential issues that need to be addressed.
• Major HVAC system — The HVAC system appears to be in poor condition, with potential issues that need to be addressed.

Value-add opportunities

• Both repair roof — Repairing the roof will improve the overall condition of the home and increase its value for both resale and rental. ↑
• Both repair exterior siding — Repairing the exterior siding will improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both repair interior walls — Repairing the interior walls will improve the home's condition and increase its value for both resale and rental. ↑
• Both repair bathrooms — Repairing the bathrooms will improve the home's condition and increase its value for both resale and rental. ↑
• Both repair HVAC system — Repairing the HVAC system will improve the home's comfort and energy efficiency, increasing its value for both resale and rental. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Martin Luther King Jr Elementary School F AL #560/627 Nat'l #38,478/41,679 High Lee High School F AL #252/305 Nat'l #16,463/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 12% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 1%

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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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Property features AI

Finance

• Financial info: No investor or income/expense details provided
• HOA & community: No association fees

Exterior

• Parking: Driveway parking
• Security: No security features listed
• Utilities: Public waterSeptic sewerUnderground utilitiesInternet availability unknown
• Home design: Existing constructionSingle-story entry (all main-level rooms listed)
• Construction: Wood constructionSlab foundation
• Exterior features: Not waterfrontNo poolNo patioNo deckNo garden/patio

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Three bedrooms on the main level
• Flooring: Slate flooring
• Bathrooms: One full bathroom
• Heating & cooling: No central heatWindow air conditioning units
• Interior features: 840 sq ft main living areaCeilings: Other (see remarks)No additional interior features listed
• Laundry & utility: No laundry details provided

Price history

-17.4% since first listed

3 events — show timeline

• 2026-06-05 Pending — Greater Alabama MLS
• 2026-05-20 Price Changed $99,000 Greater Alabama MLS
• 2026-05-13 Listed $119,900 Greater Alabama MLS

Property tax history

+11.8%/yr

Latest (2024): $441 · +20.4% YoY. Source: county tax records.