7112 Springwell Ct SE · Huntsville, AL 35748

$435,990

4 bd · 2.0 ba · 2,314 sqft · SingleFamily

Poor condition 0.28 ac lot Est $428k · at est. $50/mo HOA · 1% 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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.7/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Under Construction-The COMSTOCK III G in Hickory Cove at Mountain Preserve community offers a 4BR/2BA, open and split design. Upgrades added (list attached). Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, double vanity in 2nd bath, kitchen island, walk-in pantry, boot bench in mudroom, covered porches, undermount sinks, custom kitchen backsplash, stone faced gas fireplace, LED lighting, crown molding, built-in shelving in panty/closets, landscaping with stone edging, gutters, stone address blocks, and more! Energy Efficient: tankless gas water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

Key facts

• 0.28 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $436k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-84 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $424k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $377k (13.5% below list).
• Recommended offer: $377k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 2 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 $47k of equity ($3k loan paydown + $44k 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 ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $377,120 (13.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.82%
• DSCR: 0.96
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $428,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7112 Springwell Ct SE	0.00mi	4/2.0	2,314 (0%)	1mo	$435,990	$188	99
7109 Springwell Ct SE	0.00mi	4/2.0	2,314 (0%)	4mo	$458,628	$198	97
7106 Springwell Ct SE	0.07mi	4/2.0	2,314 (0%)	5mo	$444,985	$192	93
7137 Hickory Cove Way	0.13mi	4/2.0	2,314 (0%)	6mo	$410,000	$177	89
7108 Springwell Ct SE	0.00mi	4/2.0	2,120 (-8%)	3mo	$425,129	$201	84
7110 Springwell Ct SE	0.00mi	4/2.5	2,544 (+10%)	2mo	$460,571	$181	80
9018 Mountain Preserve Blvd	0.41mi	4/2.0	2,314 (0%)	2mo	$390,000	$169	79
7107 Springwell Ct SE	0.00mi	4/2.5	2,544 (+10%)	5mo	$470,909	$185	78
7118 Springwell Ct SE	0.00mi	4/2.0	2,636 (+14%)	1mo	$461,712	$175	76
7115 Springwell Ct SE	0.00mi	4/2.0	2,641 (+14%)	3mo	$490,411	$186	74
7102 Springwell Ct SE	0.04mi	4/2.0	2,641 (+14%)	1mo	$462,298	$175	74
8818 Old Middlestown Rd SE	0.68mi	4/3.0	2,092 (-10%)	6mo	$386,385	$185	43

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $232,203
• Equity at exit: $392,774

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $688,171
• Equity at exit: $847,033

Cash invested: $122,077 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,771 medium
• Mortgage (P&I): −$2,286
• Tax est. 1.5%: −$545 /mo · $6,540/yr
• Insurance: −$182
• HOA: −$50
• Vacancy / Maint / Mgmt: −$792
• Net cashflow: $-84

Break-even live

Break-even rent $3,877

Max offer price $423,867

Occupancy floor 97%

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: $108,998
• Closing costs: $13,080
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.08mi
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	14d	1	0.54mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: watergaslandscaping

Listing history 2 events

1. 2026-03-26
   historical
2. 2026-03-26
   listed $435,990

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,254
• − Mortgage interest: −$24,422
• − Property taxes: −$6,540
• − Insurance: −$2,180
• − Repairs & maintenance: −$3,620
• − Management: −$3,620
• − HOA: −$600
• − Depreciation: −$12,683
• Taxable loss: −$8,412
• Est. tax savings @ 24.0%: +$2,019
• After-tax cash flow: $1,013/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

The home is in poor condition with a major roof issue. Immediate repairs are needed to raise its value.

Repairs flagged

• Major roof — The satellite image shows significant damage to the roof.

Value-add opportunities

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality, enhancing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows significant damage to the roof.	Major	$15,000–50,000
Total estimated repair cost · 1 items		$15,000–50,000

Value-add ROI direction

• Both repair and replace roof — A new roof will significantly improve the home's appearance and functionality, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

2 events — show timeline

• 2026-03-26 Delisted — VMLS
• 2026-03-26 Listed $435,990 VMLS