2000 Colony Dr · Huntsville, AL 35802

$84,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 44 Days on market

Built 1963 $135/sqft · 51% below area $240/mo HOA · 29% of rent ↓ 6% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.8/30.0
• 1% rule +4.7/10.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained 1-bedroom, 1-bath townhome conveniently located in the heart of Huntsville! This cozy and inviting home features abundant natural light, neutral finishes, and a functional layout perfect for comfortable everyday living. The kitchen includes an in-unit washer/dryer combo for added convenience. Enjoy a private fenced patio ideal for relaxing outdoors. Conveniently located near shopping, dining, and Redstone Arsenal. Tenant occupied. HOA dues are $240/month. All showings require a 48-hour notice.

Key facts

• Private fenced patio
• In unit washer dryer
• Pool

Tags

• IN UNIT WASHER DRYER
• PRIVATE FENCED PATIO

Property features AI

Finance

• HOA & community: HOA membership required; Monthly association fee of $240; Subdivision: Amberwood

Exterior

• Parking: Assigned parking; Shared driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Single family residence; One story; Residential property; Built in 1963
• Construction: Brick construction; Slab foundation
• Exterior features: Patio

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Patio; Private pool
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $84,000 price doesn't fit this home's estimated sale value (~$191,928) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $84k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $61k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $82k (2.7% below list).
• Recommended offer: $61k (27.4% below list) — sets the bar for cash-flow.

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 Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 334 students, 37% FRL); Whitesburg Middle School (math 12% / reading 40%, grade F, #155 of 257 statewide, top 61%, 539 students, 48% FRL); Huntsville High School (math 41% / reading 51%, grade D-, #18 of 305 statewide, top 6%, 1,826 students, 28% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 227 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent is only 13% 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 $581 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 44 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% 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 $61,015 (27.4% 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 44 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 0.97% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 8.6

CMA / ARV

• ARV (median comp): $191,928
• List price: $84,000
• Delta: -56.23%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.11×
• Total profit: $-20,869
• Equity at exit: $12,525

10-year hold

• IRR: -17.9%
• Equity multiple: -0.04×
• Total profit: $-24,542
• Equity at exit: $7,263

Cash invested: $23,520 (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 35802

• Home prices YoY: -30.7%
• Rents YoY: 4.1%
• Active inventory: 227
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $817 high
• Mortgage (P&I): −$441
• Tax from tax record: −$60 /mo · $720/yr
• Insurance: −$35
• HOA: −$240
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $-130

Break-even live

Break-even rent $982

Max offer price $61,015

Occupancy floor —

Sensitivity live

Price	-10% $-83	-5% $-106	+0% $-130	+5% $-154	+10% $-178
Rent	-10% $-195	-5% $-162	+0% $-130	+5% $-98	+10% $-66
Rate	-1.0pp $-88	-0.5pp $-109	base $-130	+0.5pp $-152	+1.0pp $-174

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4115 Hunters Ridge Dr SW Unit 4 Huntsville, AL	1.0	1.0	570	$725	$1.27	44d	1	0.10mi
4117 Hunters Ridge Dr SW Unit 11 Huntsville, AL	2.0	1.0	750	$825	$1.10	14d	1	0.11mi
4117 Hunters Ridge Dr SW Unit 4 Huntsville, AL	1.0	1.0	570	$699	$1.23	24d	1	0.11mi
2225 Golf Rd SW Huntsville, AL	1.0–2.0	1.0–2.0	744	$925	$1.24	24d	2	0.16mi
4035 Hunters Ridge Dr SW Unit 4 Huntsville, AL	1.0	1.0	570	$650	$1.14	44d	1	0.27mi
4035 Hunters Ridge Dr SW Unit 8 Huntsville, AL	1.0	1.0	570	$699	$1.23	24d	1	0.27mi
4015 Hunters Ridge Dr SW Unit 8 Huntsville, AL	1.0	1.0	570	$699	$1.23	24d	1	0.31mi
4029 Hunters Ridge Dr SW Unit 7 Huntsville, AL	2.0	1.0	750	$825	$1.10	44d	1	0.34mi
4026 Hunters Ridge Dr SW Unit 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	44d	1	0.36mi
4100 Memorial Pkwy SW Huntsville, AL	1.0–2.0	1.0–1.5	1050	$666	$0.63	24d	26	0.53mi
201 Queensbury Dr SW Huntsville, AL	1.0–3.0	1.0–2.5	1171	$1,009	$0.86	14d	15	0.70mi
8003 Benaroya Ln SW Huntsville, AL	1.0–2.0	1.0–2.0	800	$824	$1.03	14d	28	0.86mi
515 Chateau Dr SW Huntsville, AL	1.0–3.0	1.0–2.0	932	$899	$0.96	14d	6	1.11mi
4401 Spartacus Dr SW Huntsville, AL	1.0–2.0	1.0–2.5	905	$880	$0.97	22d	1	1.43mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $84,000 Active 44 DOM
2. 2026-06-17
   days on market $84,000 Active 43 DOM
3. 2026-06-16
   days on market $84,000 Active 42 DOM
4. 2026-06-15
   days on market $84,000 Active 41 DOM
5. 2026-06-14
   days on market $84,000 Active 39 DOM
6. 2026-06-10
   days on market $84,000 Active 36 DOM
7. 2026-06-09
   days on market $84,000 Active 35 DOM
8. 2026-06-08
   days on market $84,000 Active 34 DOM
9. 2026-06-07
   days on market $84,000 Active 33 DOM
10. 2026-06-03
    days on market $84,000 Active 29 DOM
11. 2026-06-02
    days on market $84,000 Active 28 DOM
12. 2026-06-01
    days on market $84,000 Active 27 DOM
13. 2026-05-31
    days on market $84,000 Active 26 DOM
14. 2026-05-30
    pricedays on market $84,000 Active 25 DOM
15. 2026-05-05
    listed $89,000 Active 521-char remark

ⓘ 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: $720 · $60/mo
• Projected year-2 tax: $720 · $60/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 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: $9,804
• − Mortgage interest: −$4,705
• − Property taxes: −$720
• − Insurance: −$420
• − Repairs & maintenance: −$784
• − Management: −$784
• − HOA: −$2,880
• − Depreciation: −$2,444
• Taxable loss: −$2,934
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $-857/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): 23,858
• Household income: $76,324
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1122.0

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 White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -169.74%
• Current HPI: 382.3827
• Rent YoY: ▲ 4.08%
• 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

-5.6% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $84,000 VMLS
• 2026-05-05 Listed $89,000 VMLS

Property tax history

+9.0%/yr

Latest (2024): $720 · +8.0% YoY. Source: county tax records.