612 Mountain Gap Dr SE · Huntsville, AL 35803

$175,000

4 bd · 1.5 ba · 2,120 sqft · SingleFamily public records · 49 Days on market

Built 1966 0.43 ac lot $83/sqft · 42% below area Est $302k · 42% under ↓ 8% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.3/10.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity knocks in desirable South Huntsville! This fixer-upper is perfect for investors, flippers or buyers looking to create their dream home. Featuring an established neighborhood with strong resale potential. It's just waiting for your vision and updates to bring it back to life.This property is being sold as-is and will require repairs and updates, but the upside is undeniable. Whether you’re looking for your next flip or a project to customize to your liking, this is a rare chance to invest in a sought-after area. Don’t miss out on this diamond in the rough—Call Your Favorite Realtor today!

Key facts

• 0.43 acre lot
• 2 parking spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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.
• Market conditions: Rents rising (+3.7%/yr); 280 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $1k of loan paydown is wiped out by about $5k 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 + 3.7% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.13% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (median comp): $302,161
• List price: $175,000
• Delta: -42.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Halstead Ct SE	0.24mi	4/3.5	1,997 (-6%)	2mo	$359,900	$180	70
708 Royce Cir SE	0.21mi	3/2.0 (-1)	1,986 (-6%)	7mo	$280,000	$141	67
12218 Chicamauga Trl	0.70mi	4/2.0	2,065 (-3%)	1mo	$200,000	$97	60
10204 A Todd Mill Rd SE	0.62mi	4/2.0	2,200 (+4%)	4mo	$360,000	$164	59
10102 Todd Mill Rd SE	0.73mi	4/2.5	2,141 (+1%)	4mo	$328,000	$153	57
10102 Brandywine Dr SE	0.44mi	4/2.5	2,372 (+12%)	2mo	$330,000	$139	54
10012 Todd Mill Rd	0.75mi	4/3.0	2,177 (+3%)	3mo	$389,000	$179	52
12215 Chicamauga Trl SE	0.66mi	4/2.0	1,945 (-8%)	1mo	$283,900	$146	52
11314 Woodcrest Dr	0.75mi	4/2.5	2,267 (+7%)	4mo	$282,000	$124	47
1002 Vicksburg Ln SE	0.67mi	3/2.0 (-1)	1,921 (-9%)	9mo	$284,000	$148	39
716 Versailles Dr	0.42mi	5/3.5 (+1)	2,407 (+14%)	9mo	$324,250	$135	37
11406 Maplecrest Dr SE	0.65mi	3/2.0 (-1)	1,809 (-15%)	5mo	$245,000	$135	34

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 · 3.72% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $3,383
• Equity at exit: $26,093

10-year hold

• IRR: 12.0%
• Equity multiple: 1.98×
• Total profit: $47,850
• Equity at exit: $15,131

Cash invested: $49,000 (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 35803

• Home prices YoY: -22.9%
• Rents YoY: 3.7%
• Active inventory: 280
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$918
• Tax from tax record: −$98 /mo · $1,173/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $476

Break-even live

Break-even rent $1,378

Max offer price $175,000

Occupancy floor 71%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Mountain Gap Rd SE Huntsville, AL	4.0	2.0	1801	$1,750	$0.97	44d	1	0.11mi
13111 Chaney Thompson Rd SE Huntsville, AL	4.0	3.0	2142	$1,795	$0.84	23d	1	0.45mi
12005 Greenleaf Dr SE Huntsville, AL	4.0	3.0	2150	$2,500	$1.16	44d	1	0.48mi
13115 Chaney Thompson Rd SE Huntsville, AL	4.0	3.0	2052	$2,500	$1.22	23d	1	0.48mi
912 Mountain Gap Rd SE Huntsville, AL	3.0	2.0	1500	$1,700	$1.13	44d	1	0.49mi
12107 Greenleaf Dr SE Huntsville, AL	3.0	2.0	1600	$1,500	$0.94	14d	1	0.51mi
12027 Chicamauga Trl SE Huntsville, AL	4.0	2.0	1870	$1,700	$0.91	44d	1	0.63mi
11406 Crestfield Dr SE Huntsville, AL	3.0	1.5	1809	$1,750	$0.97	23d	1	0.65mi
617 Wellingburg Rd SE Huntsville, AL	3.0	2.0	1650	$1,998	$1.21	23d	1	0.88mi
2504 Weatherstone Rd SE Huntsville, AL	4.0	2.0	1726	$1,900	$1.10	14d	1	0.91mi
11207 Crestfield Dr SE Huntsville, AL	5.0	2.5	2700	$1,898	$0.70	44d	1	0.99mi
11209 Maplecrest Dr SE Huntsville, AL	3.0	2.0	1530	$1,700	$1.11	14d	1	1.02mi
2503 Wynterhall Rd SE Huntsville, AL	3.0	2.0	1920	$1,750	$0.91	44d	1	1.04mi
2712 Wynterhall Rd SE Huntsville, AL	3.0	2.5	1620	$1,600	$0.99	44d	1	1.05mi
2107 Edinburgh Dr SW Huntsville, AL	4.0	2.0	2256	$2,275	$1.01	44d	1	1.11mi
1060 SE Chaney Pl Dr Huntsville, AL	2.0–3.0	2.5–3.5	1454	$1,699	$1.17	14d	6	1.18mi
2705 Willena Dr SE Huntsville, AL	3.0	2.0	1995	$2,000	$1.00	23d	1	1.20mi
11021 Strong Dr SE Huntsville, AL	3.0	1.5	1549	$1,650	$1.07	23d	1	1.20mi
10311 Parliament Dr SW Huntsville, AL	3.0	2.0	1483	$1,790	$1.21	23d	1	1.28mi
1925 Lynnbrook Dr SW Huntsville, AL	4.0	2.5	2003	$1,900	$0.95	44d	1	1.36mi
2105 Manassas Dr SW Huntsville, AL	3.0	2.0	1920	$1,895	$0.99	44d	1	1.43mi
2624 Excalibur Dr SE Huntsville, AL	4.0	2.5	2350	$2,300	$0.98	44d	1	1.46mi
10007 Camille Dr SE Huntsville, AL	3.0	2.5	1702	$1,781	$1.05	23d	1	1.49mi

Listing history 3 events

1. 2026-05-04
   status Pending 624-char remark

   Show marketing remark (624 chars)

   Opportunity knocks in desirable South Huntsville! This fixer-upper is perfect for investors, flippers or buyers looking to create their dream home. Featuring an established neighborhood with strong resale potential. It's just waiting for your vision and updates to bring it back to life.This property is being sold as-is and will require repairs and updates, but the upside is undeniable. Whether you’re looking for your next flip or a project to customize to your liking, this is a rare chance to invest in a sought-after area. Don’t miss out on this diamond in the rough—Call Your Favorite Realtor today!

2. 2026-04-01
   price $175,000 624-char remark

   Show marketing remark (624 chars)

   Opportunity knocks in desirable South Huntsville! This fixer-upper is perfect for investors, flippers or buyers looking to create their dream home. Featuring an established neighborhood with strong resale potential. It's just waiting for your vision and updates to bring it back to life.This property is being sold as-is and will require repairs and updates, but the upside is undeniable. Whether you’re looking for your next flip or a project to customize to your liking, this is a rare chance to invest in a sought-after area. Don’t miss out on this diamond in the rough—Call Your Favorite Realtor today!

3. 2026-03-16
   listed $190,000 Active 624-char remark

   Show marketing remark (624 chars)

   Opportunity knocks in desirable South Huntsville! This fixer-upper is perfect for investors, flippers or buyers looking to create their dream home. Featuring an established neighborhood with strong resale potential. It's just waiting for your vision and updates to bring it back to life.This property is being sold as-is and will require repairs and updates, but the upside is undeniable. Whether you’re looking for your next flip or a project to customize to your liking, this is a rare chance to invest in a sought-after area. Don’t miss out on this diamond in the rough—Call Your Favorite Realtor today!

ⓘ 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: $1,173 · $98/mo
• Projected year-2 tax: $1,173 · $98/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,769
• − Mortgage interest: −$9,803
• − Property taxes: −$1,173
• − Insurance: −$875
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$5,091
• Taxable income: $3,024
• Est. tax owed @ 24.0%: −$726
• After-tax cash flow: $4,991/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): 29,197
• Household income: $100,846
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 411.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Chinese 2% 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: ▼ -110.53%
• Current HPI: 372.1842
• Rent YoY: ▲ 3.72%
• 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

-7.9% since first listed

3 events — show timeline

• 2026-05-04 Pending — VMLS
• 2026-04-01 Price Changed $175,000 VMLS
• 2026-03-16 Listed $190,000 VMLS

Property tax history

+5.0%/yr

Latest (2024): $1,173 · +2.8% YoY. Source: county tax records.