3514 Flamingo Rd SW · Huntsville, AL 35805

$138,200

2 bd · 1.0 ba · 897 sqft · SingleFamily public records · 1 Days on market

Built 1957 Est $146k · 5% under

---

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).

• Cash flow +15.1/30.0
• ARV discount +10.0/15.0
• DSCR +4.6/10.0
• Livability +4.1/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-kept 897 sq ft. 2 bedroom, 1-bath home offers charming features, including hardwood floors throughout living areas and tiled kitchen and bath. The property features a carport and a privacy fenced backyard. Stainless steel appliances in kitchen and washer and dryer included. $3000 paint allowance.

Key facts

• Tiled kitchen
• Carport
• Tiled bath

Tags

• HARDWOOD FLOORS
• TILED KITCHEN
• TILED BATH
• CARPORT
• PRIVACY FENCED BACKYARD
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $45 ($536/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (20.4% below list).
• Recommended offer: $110k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 68% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-16 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 37% of the median local income ($35k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $955 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $110,017 (20.4% below list)

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $146,211
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3516 Oleander Rd SW	0.08mi	3/1.0 (+1)	937 (+4%)	12mo	$170,000	$181	74
3109 Hillsboro Rd SW	0.41mi	3/1.0 (+1)	892 (-1%)	2mo	$144,900	$162	74
3512 Ventura Rd SW	0.15mi	2/1.0	942 (+5%)	21mo	$148,000	$157	67
2912 Hillsboro Rd	0.16mi	3/1.0 (+1)	925 (+3%)	19mo	$172,000	$186	67
3118 Hale Dr	0.43mi	3/1.0 (+1)	940 (+5%)	13mo	$153,000	$163	56
2501 #1-2 SW 15th St	0.66mi	2/1.0	920 (+3%)	12mo	$150,000	$163	55
3504 Archer Dr SW	0.71mi	2/1.0	914 (+2%)	13mo	$150,000	$164	53
3610 Penny St SW	0.68mi	3/1.0 (+1)	960 (+7%)	4mo	$110,000	$115	48
3810 9th Ave	0.71mi	2/1.0	861 (-4%)	16mo	$171,500	$199	47
3303 Marks Dr	0.68mi	2/1.0	820 (-9%)	12mo	$140,000	$171	44
3612 Beaty Rd	0.53mi	2/1.0	762 (-15%)	10mo	$105,000	$138	42
3507 Drake Ave SW	0.57mi	3/2.0 (+1)	980 (+9%)	14mo	$148,000	$151	37

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-20,902
• Equity at exit: $20,606

10-year hold

• IRR: -8.7%
• Equity multiple: 0.48×
• Total profit: $-19,967
• Equity at exit: $11,949

Cash invested: $38,696 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,100 high
• Mortgage (P&I): −$725
• Tax from tax record: −$42 /mo · $505/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $45

Break-even live

Break-even rent $1,044

Max offer price $138,200

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $84	+0% $45	+5% $6	+10% $-34
Rent	-10% $-42	-5% $1	+0% $45	+5% $88	+10% $132
Rate	-1.0pp $114	-0.5pp $80	base $45	+0.5pp $9	+1.0pp $-28

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: $34,550
• Closing costs: $4,146
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3210 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	15d	1	0.14mi
3208 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	23d	1	0.15mi
3009 Hillsboro Rd SW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	25d	1	0.26mi
3218 Fairacres Rd SW Huntsville, AL	3.0	1.5	1105	$1,300	$1.18	45d	1	0.31mi
3111 Hale Dr SW Huntsville, AL	3.0	1.5	1100	$1,550	$1.41	23d	1	0.33mi
3218 Joslin St SW Huntsville, AL	3.0	1.5	1107	$1,495	$1.35	25d	1	0.35mi
3204 Berkley St SW Huntsville, AL	3.0	1.5	1118	$1,400	$1.25	25d	1	0.36mi
2999 Woodway Dr SW Huntsville, AL	1.0–2.0	1.0	676	$915	$1.35	15d	1	0.43mi
3209 Westheimer Dr SW Unit 06 Huntsville, AL	1.0	1.0	553	$810	$1.46	45d	1	0.51mi
3701 Dubose St SW Huntsville, AL	1.0	1.0	800	$800	$1.00	45d	1	0.51mi
3801 Thomas Rd SW Unit 3807-04 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	25d	1	0.60mi
3801 Thomas Rd SW Unit 3910-E Huntsville, AL	2.0	1.0	795	$925	$1.16	25d	1	0.60mi
3801 Thomas Rd SW Unit 3912-06 Huntsville, AL	2.0	1.0	795	$925	$1.16	45d	1	0.60mi
3801 Thomas Rd SW Unit 3917-05 Huntsville, AL	1.0	1.0	550	$725	$1.32	25d	1	0.60mi
3801 Thomas Rd SW Unit 3807-09 Huntsville, AL	3.0	2.0	950	$1,225	$1.29	25d	1	0.60mi
3801 Thomas Rd SW Unit 3917-08 Huntsville, AL	1.0	1.0	550	$725	$1.32	45d	1	0.60mi
3801 Thomas Rd SW Unit 3814-01 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	45d	1	0.60mi
3502 Penny St SW Unit B Huntsville, AL	3.0	2.0	1000	$1,200	$1.20	45d	1	0.61mi
3636 Chasewood Dr SW Huntsville, AL	1.0–2.0	1.0	665	$920	$1.38	45d	1	0.67mi
3815 Newson Rd SW Unit C05 Huntsville, AL	2.0	1.0	750	$850	$1.13	45d	1	0.67mi
3813 Triana Blvd SW Huntsville, AL	1.0	1.0	685	$795	$1.16	45d	1	0.68mi
3815 Newson Rd SW Apt B6 Huntsville, AL	2.0	1.0	850	$850	$1.00	15d	1	0.69mi
3906 Thomas Rd SW Unit 3906-E Huntsville, AL	2.0	1.0	790	$1,025	$1.30	45d	1	0.71mi
3901 Newson Rd SW Huntsville, AL	2.0	1.0	936	$1,199	$1.28	45d	1	0.72mi
3606 Mc Vay St SW Unit A Huntsville, AL	2.0	1.0	754	$900	$1.19	23d	1	0.73mi
4112 17th St SW Unit C Huntsville, AL	2.0	2.0	750	$1,095	$1.46	45d	1	0.73mi
4112 17th St SW Unit B Huntsville, AL	1.0	1.0	750	$895	$1.19	15d	1	0.73mi
3813 SW Triana Blvd Unit 201 D Huntsville, AL	2.0	2.0	784	$895	$1.14	45d	1	0.74mi
3905 Mc Calley Pl SW Huntsville, AL	3.0	2.0	1044	$1,595	$1.53	45d	1	0.74mi
3902 Cobb Rd Unit 102 A Huntsville, AL	1.0	1.0	685	$795	$1.16	45d	1	0.74mi
3902 Cobb Rd Apt 103J Huntsville, AL	2.0	2.0	784	$895	$1.14	45d	1	0.74mi
3902 Cobb Rd SW Huntsville, AL	1.0	1.0	684	$795	$1.16	15d	1	0.76mi
3902 Cobb Rd SW Huntsville, AL	2.0	2.0	784	$995	$1.27	45d	1	0.76mi
4013 9th Ave SW Huntsville, AL	2.0	1.0	1060	$1,098	$1.04	45d	1	0.80mi
3806 Cobb Rd SW Huntsville, AL	1.0	1.0	849	$795	$0.94	25d	1	0.81mi
3905 Barclay Ave SW Unit 1 Huntsville, AL	2.0	1.0	800	$1,050	$1.31	45d	1	0.82mi
3311 Wilks Pl SW Huntsville, AL	3.0	1.0	1041	$1,450	$1.39	25d	1	0.82mi
3818 Troy Swasey Blvd SW Huntsville, AL	2.0	1.0	790	$1,098	$1.39	23d	1	0.82mi
3803 McVay St SW Huntsville, AL	1.0	1.0	865	$850	$0.98	45d	1	0.84mi
3805 Mc Vay St SW Unit F Huntsville, AL	1.0	1.0	970	$900	$0.93	45d	1	0.84mi

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $505 · $42/mo
• Projected year-2 tax: $567 · $47/mo
• Expected delta: +$61/yr (+$5/mo · 12.1%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $13,202
• − Mortgage interest: −$7,741
• − Property taxes: −$505
• − Insurance: −$691
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,020
• Taxable loss: −$1,868
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $985/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

Property tax history

+5.9%/yr

Latest (2024): $505 · +0.0% YoY. Source: county tax records.