2225 Golf Rd #107 · Huntsville, AL 35802

$90,900

2 bd · 1.5 ba · 1,058 sqft · Condo · 272 Days on market

Built 1982 Good condition $86/sqft · 18% below area Est $111k · 18% under $300/mo HOA · 28% 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
• Cash flow +8.8/30.0
• 1% rule +6.9/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Schools +3.2/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5000 Homebuyer Grant Potentially Available for Owner Occupants With Preferred Lender! Welcome Home To This Recently Updated 2 Bedroom 2 Bath Townhouse Style Condo in Sutton Place. Recent Updates Include Laminate Floors in Living Room, Fresh Paint and New Kitchen Cabinets/Counters/Appliances and Fixtures. Two Spacious Bedrooms on 2nd Level and Full Bath. Private Outdoor Patio. Convenient Location to Shopping and Dining . Whitesburg and Grissom School Zone. Exterior Building Maintenance Covered by Condo Assn. Pool and Clubhouse. Great Turn-Key Investor Potential With Desirable Units Leasing Quickly. .

Key facts

• Pool and clubhouse
• Laminate floors
• New kitchen cabinets

Tags

• LAMINATE FLOORS
• NEW KITCHEN CABINETS
• PRIVATE OUTDOOR PATIO
• CONVENIENT LOCATION
• POOL AND CLUBHOUSE
• TURN-KEY INVESTOR POTENTIAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $91k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-74 ($-893/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (11.8% below list).
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.3% 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: Whitesburg Middle School (math 12% / reading 40%, grade F, #155 of 257 statewide, top 61%, 539 students, 48% FRL); Virgil Grissom High School (math 34% / reading 40%, grade F, #39 of 305 statewide, top 13%, 1,974 students, 43% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent is only 17% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $628 of loan paydown is wiped out by about $3k 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 272 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• 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 $79,992 (12.0% 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 272 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 7.0

CMA / ARV

• ARV (median comp): $110,889
• List price: $90,900
• Delta: -18.03%
• 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
2225 Golf Rd #106	0.00mi	2/1.5	1,058 (0%)	4mo	$77,000	$73	97
2225 Golf Rd SW #509	0.00mi	2/2.0	1,046 (-1%)	0mo	$115,000	$110	96
2225 Golf Rd #301	0.08mi	2/1.5	1,058 (0%)	4mo	$77,000	$73	93
2225 Golf Rd SW #417	0.00mi	2/1.5	1,088 (+3%)	5mo	$100,000	$92	91
2225 Golf Rd #117	0.00mi	2/1.5	1,100 (+4%)	4mo	$95,000	$86	90
2107 Colony Dr SW #2107	0.15mi	2/1.0	996 (-6%)	4mo	$65,000	$65	78
2106 Colony Dr SW	0.12mi	2/1.0	966 (-9%)	4mo	$60,000	$62	74
2110 Colony Dr SW #210	0.13mi	3/1.5 (+1)	1,206 (+14%)	2mo	$129,900	$108	64
2919 Alhambra Dr	1.27mi	3/1.0 (+1)	1,168 (+10%)	2mo	$148,000	$127	39
509 Sanders Rd SW	0.67mi	3/2.0 (+1)	1,250 (+18%)	2mo	$272,000	$218	35
4770 Whitesburg Dr SW #301	1.19mi	2/2.0	1,260 (+19%)	4mo	$291,000	$231	34
4002 Belle Grove Dr #4002	1.04mi	2/2.5	1,300 (+23%)	4mo	$150,000	$115	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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.29×
• Total profit: $-18,079
• Equity at exit: $13,553

10-year hold

• IRR: -9.5%
• Equity multiple: 0.37×
• Total profit: $-16,049
• Equity at exit: $7,859

Cash invested: $25,452 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35802

• Home prices YoY: -30.7%
• Rents YoY: 4.1%
• Active inventory: 365
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,081 high
• Mortgage (P&I): −$477
• Tax est. 1.5%: −$114 /mo · $1,364/yr
• Insurance: −$38
• HOA: −$300
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-74

Break-even live

Break-even rent $1,175

Max offer price $80,137

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-43	+0% $-74	+5% $-106	+10% $-137
Rent	-10% $-160	-5% $-117	+0% $-74	+5% $-32	+10% $11
Rate	-1.0pp $-29	-0.5pp $-51	base $-74	+0.5pp $-98	+1.0pp $-122

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: $22,725
• Closing costs: $2,727
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2225 Golf Rd SW Unit 101-1 Huntsville, AL	2.0	1.5	1080	$1,100	$1.02	45d	1	0.02mi
2225 Golf Rd SW Unit 101-1 Huntsville, AL	2.0	1.5	1080	$1,100	$1.02	10d	1	0.02mi
2225 Golf Rd SW Unit 101-1 Huntsville, AL	2.0	1.5	1080	$1,100	$1.02	36d	1	0.02mi
3925 Highridge Dr SW Apt D Huntsville, AL	2.0	1.0	800	$800	$1.00	10d	1	0.06mi
3929 Highridge Dr SW Unit A Huntsville, AL	2.0	1.0	833	$795	$0.95	10d	1	0.07mi
3929 Highridge Dr SW Unit D Huntsville, AL	2.0	1.0	781	$825	$1.06	184d	1	0.07mi
3929 Highridge Dr SW Unit A Huntsville, AL	2.0	1.0	781	$825	$1.06	51d	1	0.07mi
3929 Highridge Dr SW Unit D Huntsville, AL	2.0	1.0	833	$795	$0.95	17d	1	0.07mi
2225 Golf Rd SW Huntsville, AL	1.0–2.0	1.0–2.0	744	$1,100	$1.48	164d	2	0.07mi
2225 Golf Rd SW Huntsville, AL	2.0	1.5–2.0	1079	$1,384	$1.28	2d	3	0.07mi
2225 Golf Rd SW Huntsville, AL	2.0	1.5–2.0	1100	$1,338	$1.22	0d	2	0.07mi
3933 Highridge Dr SW Unit A Huntsville, AL	2.0	2.5	1460	$1,050	$0.72	10d	1	0.09mi
4000 Hunters Ridge Cir SW Unit 8 Huntsville, AL	2.0	1.0	750	$799	$1.07	51d	1	0.16mi
4117 Hunters Ridge Dr SW Unit 11 Huntsville, AL	2.0	1.0	750	$825	$1.10	154d	1	0.20mi
2021 Highridge Dr SW Huntsville, AL	2.0	1.5	1100	$1,125	$1.02	10d	1	0.20mi
2021 Highridge Dr SW Huntsville, AL	1.0–2.0	1.0–2.0	915	$1,125	$1.23	0d	3	0.20mi
4109 Hunters Ridge Dr SW Apt 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	10d	1	0.21mi
4101 Hunters Ridge Dr SW Apt 12 Huntsville, AL	2.0	1.0	800	$850	$1.06	31d	1	0.29mi
4031 Hunters Ridge Dr SW Unit 4031-3 Huntsville, AL	2.0	1.0	750	$825	$1.10	10d	1	0.32mi
704 Graycroft Dr SW Huntsville, AL	3.0	1.0	1162	$1,500	$1.29	184d	1	0.34mi
4029 Hunters Ridge Dr SW Unit 7 Huntsville, AL	2.0	1.0	750	$825	$1.10	184d	1	0.35mi
4026 Hunters Ridge Dr SW Unit 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	184d	1	0.38mi
524 Graycroft Dr SW Huntsville, AL	3.0	2.0	1345	$1,598	$1.19	49d	1	0.46mi
4100 Memorial Pkwy SW Huntsville, AL	1.0–2.0	1.0–1.5	1050	$1,028	$0.98	164d	26	0.62mi
201 Queensbury Dr SW Huntsville, AL	3.0	1.0–2.0	1019	$1,166	$1.14	2d	18	0.67mi
6521 Chadwell Rd SW Huntsville, AL	3.0	1.0	1150	$1,700	$1.48	50d	1	0.77mi
2007 Reaches Pl SW Unit D Huntsville, AL	2.0	2.5	1088	$1,250	$1.15	164d	1	0.92mi
2090 Greenwood Pl SW Huntsville, AL	1.0	1.0	787	$1,075	$1.37	10d	1	0.92mi
2005 Reaches Pl SW Unit 2005 Huntsville, AL	2.0	3.0	1088	$1,850	$1.70	154d	1	0.92mi
2003 Reaches Pl SW Unit B Huntsville, AL	2.0	2.5	1100	$1,350	$1.23	51d	1	0.93mi
2083 Woodlawn Dr SW #2083 Huntsville, AL	1.0	1.0	752	$850	$1.13	51d	1	0.93mi
8003 Benaroya Ln SW Huntsville, AL	1.0	1.0	625	$904	$1.45	0d	16	0.96mi
2065 Woodlawn Dr SW #2065 Huntsville, AL	2.0	2.0	1155	$1,050	$0.91	2d	1	0.97mi
2008 Woodlawn Dr SW Unit 2008 Huntsville, AL	1.0	1.0	900	$949	$1.05	51d	1	0.99mi
2048 Woodlawn Dr SW Unit 2048 Huntsville, AL	2.0	2.0	1136	$1,200	$1.06	184d	1	0.99mi
2132 Belle Grove Dr SW Huntsville, AL	1.0	1.0	790	$999	$1.26	10d	1	1.00mi
2136 Belle Grove Dr SW Unit 2136 Huntsville, AL	1.0	1.0	787	$1,000	$1.27	162d	1	1.06mi
2136 Belle Grove Dr SW Unit 2136 Huntsville, AL	1.0	1.0	787	$950	$1.21	51d	1	1.06mi
515 Chateau Dr SW Huntsville, AL	2.0–3.0	1.5–2.0	1112	$1,059	$0.95	0d	5	1.06mi
3016 Live Oak Ln SW Unit na Huntsville, AL	1.0	1.5	1030	$995	$0.97	10d	1	1.09mi

HOA detail $300/mo · $3,600/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $90,900 Active 272 DOM
2. 2026-11-07
   days on market $90,900 Active 271 DOM
3. 2026-11-06
   days on market $90,900 Active 270 DOM
4. 2026-11-05
   days on market $90,900 Active 269 DOM
5. 2026-11-04
   days on market $90,900 Active 268 DOM
6. 2026-11-02
   days on market $90,900 Active 266 DOM
7. 2026-11-01
   days on market $90,900 Active 265 DOM
8. 2026-10-31
   days on market $90,900 Active 264 DOM
9. 2026-10-30
   days on market $90,900 Active 263 DOM
10. 2026-10-29
    days on market $90,900 Active 262 DOM
11. 2026-10-28
    days on market $90,900 Active 261 DOM
12. 2026-10-27
    days on market $90,900 Active 260 DOM
13. 2026-10-26
    days on market $90,900 Active 259 DOM
14. 2026-10-26
    days on market $90,900 Active 258 DOM
15. 2026-10-24
    days on market $90,900 Active 257 DOM
16. 2026-10-23
    days on market $90,900 Active 256 DOM
17. 2026-10-22
    days on market $90,900 Active 255 DOM
18. 2026-10-21
    pricedays on market $90,900 Active 254 DOM
19. 2026-10-20
    days on market $91,900 Active 253 DOM
20. 2026-10-19
    days on market $91,900 Active 252 DOM
21. 2026-10-18
    days on market $91,900 Active 251 DOM
22. 2026-10-17
    days on market $91,900 Active 250 DOM
23. 2026-10-16
    days on market $91,900 Active 249 DOM
24. 2026-10-15
    days on market $91,900 Active 248 DOM
25. 2026-10-14
    days on market $91,900 Active 247 DOM
26. 2026-10-13
    days on market $91,900 Active 246 DOM
27. 2026-10-12
    days on market $91,900 Active 245 DOM
28. 2026-10-11
    days on market $91,900 Active 244 DOM
29. 2026-10-10
    days on market $91,900 Active 243 DOM
30. 2026-10-09
    days on market $91,900 Active 242 DOM
31. 2026-10-08
    days on market $91,900 Active 241 DOM
32. 2026-10-07
    days on market $91,900 Active 240 DOM
33. 2026-10-06
    days on market $91,900 Active 239 DOM
34. 2026-10-05
    days on market $91,900 Active 238 DOM
35. 2026-10-04
    days on market $91,900 Active 237 DOM
36. 2026-10-04
    days on market $91,900 Active 236 DOM
37. 2026-10-03
    price $91,900 Active 235 DOM
38. 2026-10-02
    days on market $92,900 Active 235 DOM
39. 2026-10-01
    days on market $92,900 Active 234 DOM
40. 2026-09-30
    days on market $92,900 Active 233 DOM
41. 2026-09-29
    days on market $92,900 Active 232 DOM
42. 2026-09-28
    days on market $92,900 Active 231 DOM
43. 2026-09-27
    days on market $92,900 Active 230 DOM
44. 2026-09-25
    days on market $92,900 Active 228 DOM
45. 2026-09-24
    days on market $92,900 Active 227 DOM
46. 2026-09-23
    days on market $92,900 Active 226 DOM
47. 2026-09-22
    days on market $92,900 Active 225 DOM
48. 2026-09-21
    days on market $92,900 Active 224 DOM
49. 2026-09-20
    pricedays on market $92,900 Active 223 DOM
50. 2026-09-19
    days on market $93,900 Active 222 DOM

ⓘ 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 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: $12,969
• − Mortgage interest: −$5,092
• − Property taxes: −$1,364
• − Insurance: −$454
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − HOA: −$3,600
• − Depreciation: −$2,644
• Taxable loss: −$2,260
• Est. tax savings @ 24.0%: +$542
• After-tax cash flow: $-350/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 · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $5,290–$15,870 screening

This recently updated 2-bedroom 2-bath townhouse-style condo is in good condition with recent renovations, making it a great turn-key investment with desirable units leasing quickly.

Value-add opportunities

• Both Landscaping and exterior cleaning — Enhances curb appeal and first impression ↑
• Both Painting exterior — Fresh paint improves curb appeal and value ↑
• Both Landscaping and exterior cleaning — Enhances curb appeal and first impression ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Whitesburg Elementary School F AL #331/627 Nat'l #24,950/41,679 Middle Whitesburg Middle School F AL #155/257 Nat'l #10,089/14,009 High Virgil Grissom High School F AL #39/305 Nat'l #9,001/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 23,858
• Household income: $76,324
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

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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: ▼ -169.74%
• Current HPI: 382.3827
• Rent YoY: ▲ 4.08%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+13.6% since first listed

4 events — show timeline

• 2026-05-04 Relisted — VMLS
• 2026-05-04 Price Changed $124,900 VMLS
• 2026-04-23 Delisted — VMLS
• 2026-01-29 Listed $109,900 VMLS