4805 Doyce Ln NW · Huntsville, AL 35810

$159,900

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 55 Days on market

Built 1966 7,405 sqft lot $121/sqft · 15% below area Est $185k · 14% 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 +19.9/30.0
• ARV discount +13.6/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three bedroom, two full bath, brick ranch has tons of potential! Spacious living room with original hardwood flooring, eat-in kitchen, inviting family room, hardwood flooring in two of the bedrooms, plus huge level privacy fenced backyard with patio. Call now to see the opportunity this home offers.

Key facts

• Expansive lot
• 7,405 sq ft lot
• Built 1966

Tags

• EXPANSIVE LOT
• BRIGHT AND AIRY LIVING AREA

Property features AI

Finance

• Other: Subdivision: 1914 Athens Map
• HOA & community: No homeowners association

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; Residential property; Built in 1966; One-story (entry level not specified)
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Public sewer; Lot of approximately 0.17 acres

Interior

• Kitchen: Includes dishwasher, range, and refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Dishwasher, Range, Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $156k (2.2% below list).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Rolling Hills Elementary School (math 4% / reading 17%, grade F, #565 of 627 statewide, top 90%, 483 students, 86% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 76% FRL vs 46% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 34% district-wide (-22 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 soft (-0.1%/yr); 337 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 37% of the median local income ($51k/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 $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 55 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.98% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $185,091
• List price: $159,900
• Delta: -13.61%
• 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
4813 Joy Dr	0.15mi	3/1.5 (-1)	1,338 (+1%)	3mo	$130,000	$97	82
4045 Knollbrook Dr NW	0.37mi	3/2.0 (-1)	1,271 (-4%)	1mo	$190,000	$149	66
4319 Irondale Dr	0.53mi	3/1.5 (-1)	1,300 (-2%)	2mo	$100,000	$77	64
6013 Colfax Rd NW	0.47mi	3/1.5 (-1)	1,335 (+1%)	8mo	$165,000	$124	64
4316 Barry St NW	0.44mi	4/2.0	1,400 (+6%)	6mo	$155,000	$111	61
5009 Lumary Dr NW	0.25mi	3/2.0 (-1)	1,480 (+12%)	4mo	$227,500	$154	57
3709 Jaguar Way NW	0.68mi	3/2.0 (-1)	1,299 (-2%)	2mo	$259,900	$200	54
4805 Drews Dogwood Ln	0.34mi	3/2.0 (-1)	1,484 (+12%)	3mo	$266,184	$179	53
4023 NW Knollbrook Dr	0.43mi	3/1.5 (-1)	1,462 (+10%)	6mo	$172,375	$118	50
6213 Achievement Cir NW	0.71mi	3/2.0 (-1)	1,299 (-2%)	7mo	$249,900	$192	49
3708 Valleydale Rd NW	0.63mi	3/1.5 (-1)	1,136 (-14%)	7mo	$170,000	$150	34
3711 Jaguar Way NW	0.68mi	3/2.0 (-1)	1,484 (+12%)	8mo	$269,900	$182	32

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.60×
• Total profit: $-18,118
• Equity at exit: $23,842

10-year hold

• IRR: -7.1%
• Equity multiple: 0.61×
• Total profit: $-17,596
• Equity at exit: $13,825

Cash invested: $44,772 (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 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 337
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$839
• Tax from tax record: −$136 /mo · $1,626/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $195

Break-even live

Break-even rent $1,317

Max offer price $159,900

Occupancy floor 83%

Sensitivity live

Price	-10% $285	-5% $240	+0% $195	+5% $149	+10% $104
Rent	-10% $71	-5% $133	+0% $195	+5% $256	+10% $318
Rate	-1.0pp $275	-0.5pp $235	base $195	+0.5pp $153	+1.0pp $111

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	24d	1	0.51mi
5003 Stag Run Cir NW Huntsville, AL	3.0	2.0	1410	$1,450	$1.03	14d	1	0.53mi
3706 Wilbanks Dr NW Huntsville, AL	3.0	1.0	1000	$1,300	$1.30	44d	1	0.55mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	14d	2	0.59mi
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	44d	1	0.59mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	24d	1	0.62mi
3708 Valleydale Rd NW Huntsville, AL	3.0	1.5	1136	$1,350	$1.19	44d	1	0.63mi
3729 Millbrae Dr NW Huntsville, AL	3.0	1.0	1050	$1,458	$1.39	14d	1	0.69mi
3814 Timwood Dr NW Huntsville, AL	3.0	2.0	1157	$1,195	$1.03	44d	1	0.74mi
3813 Millbrae Dr NW Huntsville, AL	4.0	2.0	1500	$1,895	$1.26	44d	1	0.78mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	24d	1	0.82mi
3314 Deerfield Rd NW Huntsville, AL	3.0	2.0	1207	$1,350	$1.12	44d	1	0.85mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	14d	1	0.92mi
6309 Matic Rd NW Huntsville, AL	4.0	2.0	1334	$1,800	$1.35	44d	1	0.92mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	44d	1	0.94mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	24d	1	0.96mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	44d	1	1.04mi
6022 Belgrade Dr NW Huntsville, AL	3.0	1.5	1015	$1,320	$1.30	24d	1	1.24mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	44d	1	1.24mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	44d	1	1.29mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	24d	1	1.30mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	44d	1	1.30mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	45d	1	1.31mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	14d	1	1.33mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	44d	1	1.33mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	44d	1	1.35mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	44d	1	1.35mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	44d	1	1.37mi
2801 Penland Ave NW Huntsville, AL	3.0	2.0	1650	$1,450	$0.88	24d	1	1.40mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	24d	1	1.42mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	44d	1	1.45mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	24d	1	1.45mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	24d	1	1.48mi
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	24d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $159,900 Active 55 DOM
2. 2026-06-17
   days on market $159,900 Active 54 DOM
3. 2026-06-16
   days on market $159,900 Active 53 DOM
4. 2026-06-15
   days on market $159,900 Active 52 DOM
5. 2026-06-14
   pricedays on market $159,900 Active 50 DOM
6. 2026-06-10
   days on market $169,900 Active 47 DOM
7. 2026-06-09
   days on market $169,900 Active 46 DOM
8. 2026-06-08
   days on market $169,900 Active 45 DOM
9. 2026-06-07
   days on market $169,900 Active 44 DOM
10. 2026-06-03
    days on market $169,900 Active 40 DOM
11. 2026-06-02
    days on market $169,900 Active 39 DOM
12. 2026-06-01
    days on market $169,900 Active 38 DOM
13. 2026-05-31
    days on market $169,900 Active 37 DOM
14. 2026-05-30
    days on market $169,900 Active 36 DOM
15. 2026-04-24
    listed $174,900 Active 511-char remark
16. 2017-01-09
    soldstatus $248,500
17. 2016-02-26
    soldstatus $37,000 307-char remark

    Show marketing remark (307 chars)

    This three bedroom, two full bath, brick ranch has tons of potential! Spacious living room with original hardwood flooring, eat-in kitchen, inviting family room, hardwood flooring in two of the bedrooms, plus huge level privacy fenced backyard with patio. Call now to see the opportunity this home offers.

18. 2016-01-19
    listed $34,900 307-char remark

    Show marketing remark (307 chars)

    This three bedroom, two full bath, brick ranch has tons of potential! Spacious living room with original hardwood flooring, eat-in kitchen, inviting family room, hardwood flooring in two of the bedrooms, plus huge level privacy fenced backyard with patio. Call now to see the opportunity this home offers.

ⓘ 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: $1,626 · $136/mo
• Projected year-2 tax: $1,626 · $136/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 · 19 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: $18,763
• − Mortgage interest: −$8,957
• − Property taxes: −$1,626
• − Insurance: −$800
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,652
• Taxable loss: −$273
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,400/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): 32,843
• Household income: $51,233
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1223.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 2% Lithuanian 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -61.00%
• Current HPI: 198.9629
• Rent YoY: ▬ -0.05%
• 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

+358.2% since first listed

6 events — show timeline

• 2026-06-11 Price Changed $159,900 VMLS
• 2026-05-29 Price Changed $169,900 VMLS
• 2026-04-24 Listed $174,900 VMLS
• 2017-01-09 Sold (Public Records) $248,500 Public Records
• 2016-02-26 Sold (MLS) $37,000 VMLS
• 2016-01-19 Listed $34,900 VMLS

Property tax history

+24.0%/yr

Latest (2024): $1,626 · +108.3% YoY. Source: county tax records.