4011 Eunice St · Huntsville, AL 35805

$1,600,000

140 bd · 140.0 ba · 6,000 sqft · MultiFamily public records · 319 Days on market

Built 1978 0.86 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 35 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

This property was part of a 35-unit portfolio. Now this 18-unit complex is available individually. Golden opportunity for investors to acquire this recently updated and modernized property, renovated interior and exterior, premium on-site laundry room. Inspection after accepted offer and EMD. Provide pre-approval letter and POF to with offer. Seller financing is not available.

Key facts

• 0.86 acre lot
• 21 parking spots
• Built 1978

Property features AI

Finance

• Other: Lot size approximately 0.86 acres
• Financial info: Multi-family investment property (18 units total)
• HOA & community: Community features: Other; Subdivision: H E Foster

Exterior

• Parking: Private off-street parking with 21 spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Residential income property (multi-family); Two levels; Built in 1978
• Construction: Insulated door
• Exterior features: Balcony; Two buildings on one lot (4009 & 4011 Eunice); Total of 18 residential units across the buildings; Shared laundry room

Interior

• Kitchen: Refrigerator; Oven
• Heating & cooling: Wall furnace heating; Electric heating; Wall unit cooling
• Interior features: Balcony
• Laundry & utility: Electric water heater; On-site laundry room (shared building laundry)

What this means for you Summary

Snapshot

• This is a 35 × 4-bed/4.0-bath units multifamily listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $31k ($377k/yr) — positive. Per door: $897/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($52k rent vs $1.60M).
• Recommended offer: $1.41M (12.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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: Ridgecrest Elementary School (math 8% / reading 35%, grade F, #450 of 627 statewide, top 72%, 511 students, 85% FRL); Morris Middle School (math 3% / reading 25%, grade F, #209 of 257 statewide, top 82%, 453 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 34% district-wide (-17 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 (+1.8%/yr); 133 active listings in the ZIP; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• At $51,926/mo this rent would consume 1761% of the median local household income ($35k/yr) (locally 1750% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $11k of loan paydown is wiped out by about $48k 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 + 1.8% rent growth), your $448k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $1,408,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 3.25% ✓
• Cap rate: 29.85%
• Cash-on-cash: 84.12%
• DSCR: 4.74
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 83.2%
• Equity multiple: 4.75×
• Total profit: $1,679,788
• Equity at exit: $238,565

10-year hold

• IRR: 86.2%
• Equity multiple: 9.47×
• Total profit: $3,793,583
• Equity at exit: $138,339

Cash invested: $448,000 (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: 89.9×

Monthly cashflow live

• Estimated rent: $51,926 high
• Mortgage (P&I): −$8,391
• Tax from tax record: −$561 /mo · $6,731/yr
• Insurance: −$667
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,904
• Net cashflow: $31,403

Break-even live

Break-even rent $12,175

Max offer price $1,600,000

Occupancy floor 35%

35-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 35× units	4	4	$51,940
Total (35 units)			$51,926

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: $400,000
• Closing costs: $48,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-05-30
   statusdays on market $1,600,000 Pending 319 DOM
2. 2026-03-18
   historical Contingent
3. 2025-10-28
   status Active
4. 2025-10-28
   price $1,600,000
5. 2025-10-14
   historical Contingent
6. 2025-07-15
   listed $1,550,000 Active
7. 2025-02-19
   historical
8. 2025-02-06
   status Active
9. 2025-01-06
   historical
10. 2024-09-26
    price $1,350,000
11. 2024-09-26
    price $1,250,000
12. 2024-09-26
    listed $1,185,000 Active
13. 2022-11-15
    historical
14. 2021-11-09
    soldstatus $1,950,000
15. 2019-08-12
    soldstatus $525,000
16. 2018-11-02
    soldstatus $183,500
17. 2017-11-14
    soldstatus $348,400
18. 2015-10-06
    soldstatus $120,000

ⓘ 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: $6,731 · $561/mo
• Projected year-2 tax: $6,731 · $561/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 5/10 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: $623,112
• − Mortgage interest: −$89,625
• − Property taxes: −$6,731
• − Insurance: −$8,000
• − Repairs & maintenance: −$49,849
• − Management: −$49,849
• − Depreciation: −$46,545
• Taxable income: $372,512
• Est. tax owed @ 24.0%: −$89,403
• After-tax cash flow: $287,437/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): 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

+1233.3% since first listed

17 events — show timeline

• 2026-03-18 Contingent — VMLS
• 2025-10-28 Relisted — VMLS
• 2025-10-28 Price Changed $1,600,000 VMLS
• 2025-10-14 Contingent — VMLS
• 2025-07-15 Listed $1,550,000 VMLS
• 2025-02-19 Delisted — VMLS
• 2025-02-06 Relisted — VMLS
• 2025-01-06 Delisted — VMLS
• 2024-09-26 Price Changed $1,350,000 VMLS
• 2024-09-26 Price Changed $1,250,000 VMLS
• 2024-09-26 Listed $1,185,000 VMLS
• 2022-11-15 Rental Removed — RENT.
• 2021-11-09 Sold (Public Records) $1,950,000 Public Records
• 2019-08-12 Sold (Public Records) $525,000 Public Records
• 2018-11-02 Sold (Public Records) $183,500 Public Records
• 2017-11-14 Sold (Public Records) $348,400 Public Records
• 2015-10-06 Sold (Public Records) $120,000 Public Records

Property tax history

+12.7%/yr

Latest (2024): $6,731 · +0.0% YoY. Source: county tax records.