2031 Blake Bottom Rd NW #3 · Huntsville, AL 35806

$289,000

2 bd · 1.5 ba · 1,886 sqft · Townhouse public records · 18 Days on market

Built 2008 $153/sqft · at area comps Est $296k · at est. $105/mo HOA · 6% of rent

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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
• ARV discount +8.6/15.0
• Cash flow +6.1/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Unique, one-of-a- kind town home! 2 Bedroom, 2 1/2 bath, architecturally designed for low-maintenance and a carefree lifestyle. Hardwood floors throughout the downstairs. Wood burning fireplace, master bdroom has large walk-in closet, jacuzzi jet tub in master bath, nice size loft or bonus room big enough for a pool table, attic space just above loft, covered patio w/fenced in backyard, view of beautiful creek w/benches along back side of property. OPEN HOUSE SUNDAY SEPTEMBER 23RD 2PM-4PM!

Key facts

• Stainless appliances
• Cozy fireplace
• Vaulted ceilings

Tags

• HARDWOOD FLOORS
• VAULTED CEILINGS
• COZY FIREPLACE
• STAINLESS APPLIANCES
• GRANITE COUNTERTOPS
• LARGE WALK IN CLOSET

Property features AI

Finance

• Other: Subdivision: Indian Creek Townhomes
• HOA & community: HOA with common grounds; Quarterly association fee; Association fee covers trash and grounds maintenance

Exterior

• Parking: Parking lot
• Utilities: Public sewer
• Home design: Townhouse; Two levels; Built in 2008
• Construction: Vinyl siding; Slab foundation
• Exterior features: Covered patio; Covered porch; Front porch; Creek on the property; Public water

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace (one)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $289k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (40.2% below list).
• Recommended offer: $173k (40.2% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Monrovia Elementary School (math 37% / reading 69%, grade C, #100 of 627 statewide, top 16%, 495 students, 29% FRL); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 216 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 47d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $186k; list at $289k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $172,680 (40.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.60% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 13.9

CMA / ARV

• ARV (median comp): $296,042
• List price: $289,000
• Delta: -2.38%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Blake Bottom Rd #2	0.00mi	2/2.5	1,770 (-6%)	2mo	$265,000	$150	84
2031 Blake Bottom Rd NW #20	0.00mi	3/2.5 (+1)	1,759 (-7%)	17mo	$265,000	$151	66

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.52×
• Total profit: $122,601
• Equity at exit: $260,354

10-year hold

• IRR: 17.2%
• Equity multiple: 5.77×
• Total profit: $386,239
• Equity at exit: $561,463

Cash invested: $80,920 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 216
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$157 /mo · $1,888/yr
• Insurance: −$120
• HOA: −$105
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-534

Break-even live

Break-even rent $2,403

Max offer price $194,649

Occupancy floor —

Sensitivity live

Price	-10% $-371	-5% $-452	+0% $-534	+5% $-616	+10% $-698
Rent	-10% $-671	-5% $-602	+0% $-534	+5% $-466	+10% $-398
Rate	-1.0pp $-389	-0.5pp $-461	base $-534	+0.5pp $-609	+1.0pp $-685

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Pumprock Dr Huntsville, AL	3.0	2.0	1917	$2,175	$1.13	46d	1	0.45mi
1457 Jeff Rd NW Huntsville, AL	2.0	2.0	1370	$1,495	$1.09	26d	1	0.82mi
182 Forestbrook Dr Madison, AL	3.0	2.5	2316	$1,800	$0.78	26d	1	1.32mi
177 Sagebrook Dr Madison, AL	3.0	3.0	1826	$1,695	$0.93	46d	1	1.32mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: pool

Listing history 8 events

1. 2026-06-01
   days on market $289,000 Active 18 DOM
2. 2026-05-31
   days on market $289,000 Active 17 DOM
3. 2026-05-30
   days on market $289,000 Active 16 DOM
4. 2026-05-14
   listed $289,000 Active 573-char remark
5. 2020-07-10
   soldstatus $186,100
6. 2012-12-03
   soldstatus $137,901
7. 2012-11-20
   soldstatus $137,900 494-char remark

   Show marketing remark (494 chars)

   Unique, one-of-a- kind town home! 2 Bedroom, 2 1/2 bath, architecturally designed for low-maintenance and a carefree lifestyle. Hardwood floors throughout the downstairs. Wood burning fireplace, master bdroom has large walk-in closet, jacuzzi jet tub in master bath, nice size loft or bonus room big enough for a pool table, attic space just above loft, covered patio w/fenced in backyard, view of beautiful creek w/benches along back side of property. OPEN HOUSE SUNDAY SEPTEMBER 23RD 2PM-4PM!

8. 2012-01-31
   listed $129,900 494-char remark

   Show marketing remark (494 chars)

   Unique, one-of-a- kind town home! 2 Bedroom, 2 1/2 bath, architecturally designed for low-maintenance and a carefree lifestyle. Hardwood floors throughout the downstairs. Wood burning fireplace, master bdroom has large walk-in closet, jacuzzi jet tub in master bath, nice size loft or bonus room big enough for a pool table, attic space just above loft, covered patio w/fenced in backyard, view of beautiful creek w/benches along back side of property. OPEN HOUSE SUNDAY SEPTEMBER 23RD 2PM-4PM!

ⓘ 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: $1,888 · $157/mo
• Projected year-2 tax: $1,888 · $157/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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,722
• − Mortgage interest: −$16,188
• − Property taxes: −$1,888
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − HOA: −$1,260
• − Depreciation: −$8,407
• Taxable loss: −$11,782
• Est. tax savings @ 24.0%: +$2,828
• After-tax cash flow: $-3,581/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

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

+122.5% since first listed

5 events — show timeline

• 2026-05-14 Listed $289,000 VMLS
• 2020-07-10 Sold (Public Records) $186,100 Public Records
• 2012-12-03 Sold (Public Records) $137,901 Public Records
• 2012-11-20 Sold (MLS) $137,900 VMLS
• 2012-01-31 Listed $129,900 VMLS

Property tax history

+11.2%/yr

Latest (2024): $1,888 · +3.8% YoY. Source: county tax records.