4022 Sewall Dr SW · Huntsville, AL 35805

$174,900

5 bd · 1.5 ba · 975 sqft · SingleFamily public records · 111 Days on market

Built 1968 6,969 sqft lot $179/sqft · 17% above area Est $243k · 28% under

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.7/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4022 Sewall Dr SW, Huntsville, AL — a spacious multi-level single-family home offering room to grow, flexible living spaces, and inviting charm throughout. With attractive curb appeal and a welcoming presence, this home makes a wonderful first impression before you even step inside. The interior features a neutral color palette and abundant natural light, creating a bright and airy atmosphere throughout the home. The main living area is warm and inviting, highlighted by a decorative fireplace that serves as a beautiful focal point. Ceiling fans add comfort and efficiency in multiple rooms. The bright kitchen is both functional and welcoming, complete with a refrigerator, range,

Key facts

• 6,969 sq ft lot
• Built 1968
• Listed 111 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/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 $170k (2.9% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents rising (+1.8%/yr); 133 active listings in the ZIP; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• At $1,699/mo this rent would consume 58% of the median local household income ($35k/yr) (locally 1750% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $159,159 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.97% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (median comp): $243,166
• List price: $174,900
• Delta: -28.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-17,537
• Equity at exit: $26,078

10-year hold

• IRR: -2.2%
• Equity multiple: 0.86×
• Total profit: $-6,825
• Equity at exit: $15,122

Cash invested: $48,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $201

Break-even live

Break-even rent $1,444

Max offer price $174,900

Occupancy floor 83%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $174,900 Active 111 DOM
2. 2026-06-17
   days on market $174,900 Active 110 DOM
3. 2026-06-16
   days on market $174,900 Active 109 DOM
4. 2026-06-15
   days on market $174,900 Active 108 DOM
5. 2026-06-14
   pricedays on market $174,900 Active 106 DOM
6. 2026-06-10
   days on market $184,900 Active 103 DOM
7. 2026-06-09
   days on market $184,900 Active 102 DOM
8. 2026-06-08
   days on market $184,900 Active 101 DOM
9. 2026-06-07
   days on market $184,900 Active 100 DOM
10. 2026-06-03
    days on market $184,900 Active 96 DOM
11. 2026-06-02
    days on market $184,900 Active 95 DOM
12. 2026-06-01
    days on market $184,900 Active 94 DOM
13. 2026-05-31
    days on market $184,900 Active 93 DOM
14. 2026-05-30
    days on market $184,900 Active 92 DOM
15. 2026-05-11
    price $184,900 705-char remark

    Show marketing remark (705 chars)

    Welcome to 4022 Sewall Dr SW, Huntsville, AL — a spacious multi-level single-family home offering room to grow, flexible living spaces, and inviting charm throughout. With attractive curb appeal and a welcoming presence, this home makes a wonderful first impression before you even step inside. The interior features a neutral color palette and abundant natural light, creating a bright and airy atmosphere throughout the home. The main living area is warm and inviting, highlighted by a decorative fireplace that serves as a beautiful focal point. Ceiling fans add comfort and efficiency in multiple rooms. The bright kitchen is both functional and welcoming, complete with a refrigerator, range,

16. 2026-04-24
    price $194,900 705-char remark

    Show marketing remark (705 chars)

    Welcome to 4022 Sewall Dr SW, Huntsville, AL — a spacious multi-level single-family home offering room to grow, flexible living spaces, and inviting charm throughout. With attractive curb appeal and a welcoming presence, this home makes a wonderful first impression before you even step inside. The interior features a neutral color palette and abundant natural light, creating a bright and airy atmosphere throughout the home. The main living area is warm and inviting, highlighted by a decorative fireplace that serves as a beautiful focal point. Ceiling fans add comfort and efficiency in multiple rooms. The bright kitchen is both functional and welcoming, complete with a refrigerator, range,

17. 2026-04-08
    price $204,900 705-char remark

    Show marketing remark (705 chars)

    Welcome to 4022 Sewall Dr SW, Huntsville, AL — a spacious multi-level single-family home offering room to grow, flexible living spaces, and inviting charm throughout. With attractive curb appeal and a welcoming presence, this home makes a wonderful first impression before you even step inside. The interior features a neutral color palette and abundant natural light, creating a bright and airy atmosphere throughout the home. The main living area is warm and inviting, highlighted by a decorative fireplace that serves as a beautiful focal point. Ceiling fans add comfort and efficiency in multiple rooms. The bright kitchen is both functional and welcoming, complete with a refrigerator, range,

18. 2026-02-27
    listed $209,900 Active 705-char remark

    Show marketing remark (705 chars)

    Welcome to 4022 Sewall Dr SW, Huntsville, AL — a spacious multi-level single-family home offering room to grow, flexible living spaces, and inviting charm throughout. With attractive curb appeal and a welcoming presence, this home makes a wonderful first impression before you even step inside. The interior features a neutral color palette and abundant natural light, creating a bright and airy atmosphere throughout the home. The main living area is warm and inviting, highlighted by a decorative fireplace that serves as a beautiful focal point. Ceiling fans add comfort and efficiency in multiple rooms. The bright kitchen is both functional and welcoming, complete with a refrigerator, range,

19. 2022-02-04
    soldstatus $140,000
20. 2022-01-27
    soldstatus $140,000 Sold 340-char remark

    Show marketing remark (340 chars)

    4 or 5 Bed 2 Bath 1,592 SqFt Home Conveniently Located on a Corner Lot in Quiet Neighborhood just off Triana Blvd - Only Minutes from Stovehouse, Lowe Mill, Botanical Gardens & Downtown Huntsville. This Property features Updated Kitchen w/ Brick Paver Flooring, Some Vinyl Windows, LVP Flooring, Updated Bathrooms & Fenced Backyard.

21. 2022-01-19
    status Pending 340-char remark

    Show marketing remark (340 chars)

    4 or 5 Bed 2 Bath 1,592 SqFt Home Conveniently Located on a Corner Lot in Quiet Neighborhood just off Triana Blvd - Only Minutes from Stovehouse, Lowe Mill, Botanical Gardens & Downtown Huntsville. This Property features Updated Kitchen w/ Brick Paver Flooring, Some Vinyl Windows, LVP Flooring, Updated Bathrooms & Fenced Backyard.

22. 2022-01-14
    listed $140,000 Active 340-char remark

    Show marketing remark (340 chars)

    4 or 5 Bed 2 Bath 1,592 SqFt Home Conveniently Located on a Corner Lot in Quiet Neighborhood just off Triana Blvd - Only Minutes from Stovehouse, Lowe Mill, Botanical Gardens & Downtown Huntsville. This Property features Updated Kitchen w/ Brick Paver Flooring, Some Vinyl Windows, LVP Flooring, Updated Bathrooms & Fenced Backyard.

23. 2021-12-29
    soldstatus $120,000
24. 2009-04-30
    soldstatus $64,650

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $1,812 · $151/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $20,389
• − Mortgage interest: −$9,797
• − Property taxes: −$1,812
• − Insurance: −$874
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$5,088
• Taxable loss: −$445
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $2,521/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

Price history

+186.0% since first listed

10 events — show timeline

• 2026-05-11 Price Changed $184,900 VMLS
• 2026-04-24 Price Changed $194,900 VMLS
• 2026-04-08 Price Changed $204,900 VMLS
• 2026-02-27 Listed $209,900 VMLS
• 2022-02-04 Sold (Public Records) $140,000 Public Records
• 2022-01-27 Sold (MLS) $140,000 VMLS
• 2022-01-19 Pending — VMLS
• 2022-01-14 Listed $140,000 VMLS
• 2021-12-29 Sold (Public Records) $120,000 Public Records
• 2009-04-30 Sold (Public Records) $64,650 Public Records

Property tax history

+15.6%/yr

Latest (2024): $1,812 · +0.0% YoY. Source: county tax records.