2 Whispering Oaks #25 · Huntsville, AL 35824

$267,900

3 bd · 2.5 ba · 1,629 sqft · Townhouse · 109 Days on market

5,280 sqft lot $164/sqft · 28% below area Est $374k · 28% under $150/mo HOA · 8% 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).

• ARV discount +15.0/15.0
• Appreciation +8.3/10.0
• Cash flow +6.0/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.6/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Under Construction-MODEL HOME not for sale -Experience the exquisite lifestyle that awaits in Lake Forest, a beautifully established community that redefines elegant living. Here, you'll find prem amenities that are upgrades in other townhomes, designed to elevate your everyday experience. The kitchen is adorned w/shaker cabinets and a stylish tile backsplash, complemented by beautiful lighting fixtures and undercounter lights. Thoughtful craftsmanship from the crown molding to the luxurious tile shower. Relax by the expansive amenity pool, take a stroll around the community lake, or enjoy a workout in the fitness center. Admire the the swans from the lake gazebo, play a game of tennis whil

Key facts

• Shaker cabinets
• Undercounter lights
• Lighting fixtures

Tags

• SHAKER CABINETS
• TILE BACKSPLASH
• LIGHTING FIXTURES
• UNDERCOUNTER LIGHTS
• CROWN MOLDING
• LUXURIOUS TILE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $268k.

Deal economics

• At list price, monthly cash flow is $-511 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (27.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (29.6% below list).
• Recommended offer: $189k (29.6% 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.
• 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: Williams Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 521 students, 45% FRL); Williams Middle School (math 16% / reading 50%, grade F, #101 of 257 statewide, top 40%, 548 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-3.6%/yr); 110 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• In year one you build about $20k of equity ($2k loan paydown + $18k appreciation (6.7% 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,595 (29.6% 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. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.70% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.18%
• DSCR: 0.64
• GRM: 11.8

CMA / ARV

• ARV (median comp): $374,047
• List price: $267,900
• Delta: -28.38%
• 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
67 Atherton Cir	0.09mi	3/2.0	1,705 (+5%)	14mo	$299,000	$175	74
411 Ripple Lake Dr SW	0.47mi	3/2.0	1,850 (+14%)	2mo	$340,000	$184	52
457 Legend Oak Way SW	0.56mi	3/2.0	1,837 (+13%)	2mo	$333,000	$181	49
402 Tillane Park Cir SW	0.48mi	3/2.0	1,850 (+14%)	7mo	$345,000	$186	47
8617 Quinn Dr SW	0.49mi	3/2.0	1,856 (+14%)	7mo	$340,000	$183	46
410 Tillane Park Cir	0.50mi	3/2.0	1,837 (+13%)	9mo	$315,000	$171	46
418 Ripple Lake Dr SW	0.52mi	3/2.0	1,837 (+13%)	8mo	$340,000	$185	46
8609 Quinn Dr SW	0.49mi	3/2.0	1,839 (+13%)	12mo	$338,500	$184	44
441 Legend Oak Way SW	0.50mi	3/2.0	1,828 (+12%)	17mo	$335,000	$183	40
416 Raleigh Elm Dr	0.53mi	3/2.0	1,839 (+13%)	14mo	$325,000	$177	40
433 Ripple Lake Dr SW	0.55mi	3/2.0	1,860 (+14%)	11mo	$340,000	$183	40
470 SW Raleigh Elm Dr	0.68mi	3/2.0	1,854 (+14%)	9mo	$330,000	$178	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.69% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.67×
• Total profit: $50,394
• Equity at exit: $180,146

10-year hold

• IRR: 10.1%
• Equity multiple: 3.15×
• Total profit: $161,617
• Equity at exit: $337,325

Cash invested: $75,012 (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 35824

• Home prices YoY: 2.5%
• Rents YoY: -3.6%
• Active inventory: 110
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$1,405
• Tax est. 1.5%: −$335 /mo · $4,018/yr
• Insurance: −$112
• HOA: −$150
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-511

Break-even live

Break-even rent $2,533

Max offer price $193,886

Occupancy floor —

Sensitivity live

Price	-10% $-326	-5% $-419	+0% $-511	+5% $-604	+10% $-697
Rent	-10% $-660	-5% $-586	+0% $-511	+5% $-437	+10% $-363
Rate	-1.0pp $-377	-0.5pp $-443	base $-511	+0.5pp $-581	+1.0pp $-652

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: $66,975
• Closing costs: $8,037
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Atherton Cir SW Huntsville, AL	3.0	2.5	1908	$2,500	$1.31	25d	1	0.07mi
27 Atherton Cir SW Unit N Huntsville, AL	3.0	2.0	1780	$1,900	$1.07	25d	1	0.08mi
44 Atherton Cir SW Huntsville, AL	3.0	2.0	1742	$2,000	$1.15	45d	1	0.13mi
285 Shadow Ct SW Huntsville, AL	3.0	2.0	1480	$1,650	$1.11	45d	1	0.14mi
242 Shadow Ct SW Huntsville, AL	4.0	2.5	2227	$1,750	$0.79	45d	1	0.28mi
241 Shadow Ct SW Huntsville, AL	3.0	2.5	1650	$1,700	$1.03	45d	1	0.32mi
240 Martin Rd SW Huntsville, AL	1.0–3.0	1.0–2.0	946	$1,650	$1.74	25d	1	0.33mi
226 Shadow Ct SW Huntsville, AL	4.0	2.0	1820	$1,750	$0.96	15d	1	0.36mi
404 Tillane Park Cir SW Huntsville, AL	3.0	2.0	1850	$2,050	$1.11	45d	1	0.52mi
439 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1837	$2,150	$1.17	45d	1	0.60mi
441 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1850	$2,150	$1.16	25d	1	0.61mi
109 Brushcreek Dr SW Huntsville, AL	3.0	2.0	1378	$1,595	$1.16	25d	1	0.64mi
475 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1950	$2,050	$1.05	45d	1	0.74mi
483 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1826	$2,000	$1.10	25d	1	0.77mi
556 Martin Rd SW Huntsville, AL	1.0–3.0	1.0–2.0	1079	$1,834	$1.70	15d	111	0.79mi
102 Sandpiper Ct SW Huntsville, AL	4.0	2.0	1897	$1,750	$0.92	45d	1	0.86mi
1 Nestledown Dr SW Huntsville, AL	2.0–3.0	2.0–3.0	1231	$2,399	$1.95	15d	1	0.89mi
525 W Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1672	$1,700	$1.02	25d	1	0.93mi
103 Kestrel Ct SW Huntsville, AL	3.0	2.5	1972	$1,950	$0.99	46d	1	0.96mi
702 Sluice Dr SW Huntsville, AL	3.0	2.0	1850	$1,850	$1.00	45d	1	1.02mi
32 Ashbury Woods Dr Huntsville, AL	1.0–3.0	1.0–2.0	1146	$1,409	$1.23	15d	17	1.11mi
119 Windsor Hill Rd SW Unit 119 Huntsville, AL	3.0	2.5	1768	$1,800	$1.02	25d	1	1.37mi
103 Rainwood Dr SW Huntsville, AL	4.0	2.5	2155	$2,400	$1.11	45d	1	1.43mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: poolgym

Listing history 16 events

1. 2026-06-22
   days on market $267,900 Active 109 DOM
2. 2026-06-18
   days on market $267,900 Active 106 DOM
3. 2026-06-17
   days on market $267,900 Active 105 DOM
4. 2026-06-16
   days on market $267,900 Active 104 DOM
5. 2026-06-15
   days on market $267,900 Active 103 DOM
6. 2026-06-14
   days on market $267,900 Active 101 DOM
7. 2026-06-10
   days on market $267,900 Active 98 DOM
8. 2026-06-09
   days on market $267,900 Active 97 DOM
9. 2026-06-08
   days on market $267,900 Active 96 DOM
10. 2026-06-07
    days on market $267,900 Active 95 DOM
11. 2026-06-03
    days on market $267,900 Active 91 DOM
12. 2026-06-02
    days on market $267,900 Active 90 DOM
13. 2026-06-01
    days on market $267,900 Active 89 DOM
14. 2026-05-31
    days on market $267,900 Active 88 DOM
15. 2026-05-30
    days on market $267,900 Active 87 DOM
16. 2026-03-04
    listed $267,900 Active 700-char remark

    Show marketing remark (700 chars)

    Under Construction-MODEL HOME not for sale -Experience the exquisite lifestyle that awaits in Lake Forest, a beautifully established community that redefines elegant living. Here, you'll find prem amenities that are upgrades in other townhomes, designed to elevate your everyday experience. The kitchen is adorned w/shaker cabinets and a stylish tile backsplash, complemented by beautiful lighting fixtures and undercounter lights. Thoughtful craftsmanship from the crown molding to the luxurious tile shower. Relax by the expansive amenity pool, take a stroll around the community lake, or enjoy a workout in the fitness center. Admire the the swans from the lake gazebo, play a game of tennis whil

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,631
• − Mortgage interest: −$15,007
• − Property taxes: −$4,018
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$1,800
• − Depreciation: −$7,793
• Taxable loss: −$10,948
• Est. tax savings @ 24.0%: +$2,627
• After-tax cash flow: $-3,511/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): 9,645
• Household income: $103,619
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 451.0

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 0.60)
• Race & ethnicity: White 57% Black 27% Two or more races 8% Hispanic / Latino 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 93% 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: ▲ 6.69%
• Current HPI: 269.5596
• Rent YoY: ▼ -3.65%
• 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

1 event — show timeline

• 2026-03-04 Listed $267,900 VMLS