Marston IV H Plan · Huntsville, AL 35748

$548,990

4 bd · 3.5 ba · 3,350 sqft · SingleFamily · 389 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 +8.0/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

- Open Floor Plan - Four Bedrooms, Three and One Half Bathrooms - Brick and Siding Exterior - Boot Bench and Drop Zone in Mud Room - Recessed Can Lighting in Kitchen, Dining, and Living - Double Master Vanity - Separate Master Shower - Walk-In Master Closet - Three-Car Garage - Covered Rear Patio

Key facts

• 3 garage spots
• Listed 389 days

🏗️ New construction. The $548,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $538,387.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-561 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $457k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (27.1% below list).
• Recommended offer: $400k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• 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.
• Market conditions: 184 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 $58k of equity ($4k loan paydown + $54k 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 ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($483k) is reasonable based on typical stale-listing flexibility.

Recommended offer $400,000 (27.1% 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 389 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $538,387
• List price: $548,990
• Delta: 1.97%
• 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
8889 Mountain Preserve Blvd SE	0.11mi	4/3.5	3,350 (0%)	2mo	$555,383	$166	93
7012 Springwell Ct SE	0.16mi	4/3.5	3,350 (0%)	6mo	$570,315	$170	87
8906 Lockwood Ln	0.17mi	4/3.5	3,293 (-2%)	4mo	$639,000	$194	86
7017 Cranbourne Row SE	0.10mi	5/3.0 (+1)	3,265 (-2%)	1mo	$561,605	$172	83
7117 Springwell Ct SE	0.17mi	5/3.0 (+1)	3,275 (-2%)	3mo	$499,632	$153	79
7105 Springwell Ct SE	0.19mi	5/3.0 (+1)	3,275 (-2%)	4mo	$533,145	$163	77
7103 Springwell Ct SE	0.19mi	5/3.0 (+1)	3,280 (-2%)	6mo	$519,816	$158	76
8806 Bryson Ter SE	0.28mi	5/3.0 (+1)	3,280 (-2%)	2mo	$543,844	$166	75
8805 Bryson Ter SE	0.28mi	5/3.0 (+1)	3,275 (-2%)	2mo	$551,386	$168	75
8883 Mountain Preserve Blvd SE	0.11mi	4/3.0	3,013 (-10%)	3mo	$537,495	$178	74
7104 Springwell Ct SE	0.18mi	4/3.0	3,022 (-10%)	2mo	$503,912	$167	72
7014 Huddersfield Ln SE	0.04mi	4/3.0	2,903 (-13%)	3mo	$531,381	$183	72

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $257,571
• Equity at exit: $485,022

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $786,705
• Equity at exit: $1,045,967

Cash invested: $150,748 (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: 184
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,823
• Tax est. 1.5%: −$673 /mo · $8,076/yr
• Insurance: −$224
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-561

Break-even live

Break-even rent $4,710

Max offer price $457,257

Occupancy floor —

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: $134,597
• Closing costs: $16,152
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	43d	1	0.09mi

Listing history 16 events

1. 2026-06-18
   days on market $548,990 Active 389 DOM
2. 2026-06-17
   days on market $548,990 Active 388 DOM
3. 2026-06-16
   days on market $548,990 Active 387 DOM
4. 2026-06-15
   days on market $548,990 Active 386 DOM
5. 2026-06-14
   days on market $548,990 Active 384 DOM
6. 2026-06-10
   days on market $548,990 Active 381 DOM
7. 2026-06-09
   days on market $548,990 Active 380 DOM
8. 2026-06-08
   days on market $548,990 Active 379 DOM
9. 2026-06-07
   days on market $548,990 Active 378 DOM
10. 2026-06-03
    days on market $548,990 Active 374 DOM
11. 2026-06-02
    days on market $548,990 Active 373 DOM
12. 2026-06-01
    days on market $548,990 Active 372 DOM
13. 2026-05-31
    days on market $548,990 Active 371 DOM
14. 2026-05-30
    days on market $548,990 Active 370 DOM
15. 2025-05-28
    price $548,990 297-char remark

    Show marketing remark (297 chars)

    - Open Floor Plan - Four Bedrooms, Three and One Half Bathrooms - Brick and Siding Exterior - Boot Bench and Drop Zone in Mud Room - Recessed Can Lighting in Kitchen, Dining, and Living - Double Master Vanity - Separate Master Shower - Walk-In Master Closet - Three-Car Garage - Covered Rear Patio

16. 2025-05-25
    listed $543,990 Active 297-char remark

    Show marketing remark (297 chars)

    - Open Floor Plan - Four Bedrooms, Three and One Half Bathrooms - Brick and Siding Exterior - Boot Bench and Drop Zone in Mud Room - Recessed Can Lighting in Kitchen, Dining, and Living - Double Master Vanity - Separate Master Shower - Walk-In Master Closet - Three-Car Garage - Covered Rear Patio

ⓘ 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: $48,000
• − Mortgage interest: −$30,158
• − Property taxes: −$8,076
• − Insurance: −$2,692
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$15,662
• Taxable loss: −$16,268
• Est. tax savings @ 24.0%: +$3,904
• After-tax cash flow: $-2,824/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

+0.9% since first listed

2 events — show timeline

• 2025-05-28 Price Changed $548,990 Zillow
• 2025-05-25 Listed $543,990 Zillow