Comstock III G Plan · Huntsville, AL 35748

$435,990

4 bd · 2.0 ba · 2,314 sqft · SingleFamily · 374 Days on market

---

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).

• Cash flow +10.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the Comstock III G by DSLD Homes, where energy-efficient construction meets spacious, contemporary design. Offering 2,314 square feet of living space and a total area of 3,160 square feet, this four-bedroom, two-bathroom home is ideal for families seeking comfort, functionality, and modern appeal. The open floor plan enhances the flow of the home, seamlessly connecting the kitchen, living room, and dining area for a bright, welcoming environment. Recessed can lighting in the kitchen adds an elegant touch, making the space feel modern and inviting. The walk-in pantry ensures that the kitchen remains organized and functional, perfect for meal prep and storage. The owner's suite offers a peaceful retreat with a double vanity and a separate walk-in shower, creating a spa-like experience in the comfort of your own home. The home's design emphasizes energy-efficient features to help reduce utility bills while providing a comfortable, eco-friendly living environment. The brick and siding exterior of the Comstock III G combines timeless curb appeal with the durability of siding, offering a low-maintenance, modern look. The two-car garage provides ample parking and storage space, while the covered rear patio is perfect for enjoying the outdoors in comfort. With its thoughtful design, modern finishes, and energy-efficient systems, the Comstock III G by DSLD Homes is the perfect place to call home-offering the ideal balance of style, space, and savings.

Key facts

• Double vanity
• Open floor plan
• Walk in pantry

Tags

• ENERGY EFFICIENT CONSTRUCTION
• OPEN FLOOR PLAN
• RECESSED CAN LIGHTING
• WALK IN PANTRY
• DOUBLE VANITY
• SEPARATE WALK IN SHOWER

🏗️ New construction. The $435,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $461,142.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $436k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $423k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $370k (15.2% below list).
• Recommended offer: $370k (15.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $49k of equity ($3k loan paydown + $46k appreciation (10.0% 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($384k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→25/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $369,699 (15.2% 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 374 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.47%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $461,142
• List price: $435,990
• Delta: -5.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7137 Hickory Cove Way	0.02mi	4/2.0	2,314 (0%)	6mo	$410,000	$177	94
7112 Springwell Ct SE	0.13mi	4/2.0	2,314 (0%)	1mo	$435,990	$188	93
7106 Springwell Ct SE	0.07mi	4/2.0	2,314 (0%)	5mo	$444,985	$192	93
7109 Springwell Ct SE	0.13mi	4/2.0	2,314 (0%)	4mo	$458,628	$198	91
9018 Mountain Preserve Blvd	0.38mi	4/2.0	2,314 (0%)	2mo	$390,000	$169	80
7108 Springwell Ct SE	0.13mi	4/2.0	2,120 (-8%)	3mo	$425,129	$201	78
7110 Springwell Ct SE	0.13mi	4/2.5	2,544 (+10%)	2mo	$460,571	$181	74
7107 Springwell Ct SE	0.13mi	4/2.5	2,544 (+10%)	5mo	$470,909	$185	72
7102 Springwell Ct SE	0.09mi	4/2.0	2,641 (+14%)	1mo	$462,298	$175	72
7118 Springwell Ct SE	0.13mi	4/2.0	2,636 (+14%)	1mo	$461,712	$175	70
7115 Springwell Ct SE	0.13mi	4/2.0	2,641 (+14%)	3mo	$490,411	$186	68
8818 Old Middlestown Rd SE	0.66mi	4/3.0	2,092 (-10%)	6mo	$386,385	$185	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.81×
• Total profit: $234,250
• Equity at exit: $415,433

10-year hold

• IRR: 20.2%
• Equity multiple: 6.45×
• Total profit: $703,272
• Equity at exit: $895,897

Cash invested: $129,120 (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 35748

• Home prices YoY: 4.0%
• Active inventory: 184
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,697 medium
• Mortgage (P&I): −$2,418
• Tax est. 1.5%: −$576 /mo · $6,917/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$776
• Net cashflow: $-266

Break-even live

Break-even rent $4,034

Max offer price $422,619

Occupancy floor —

Sensitivity live

Price	-10% $52	-5% $-107	+0% $-266	+5% $-426	+10% $-585
Rent	-10% $-558	-5% $-412	+0% $-266	+5% $-120	+10% $26
Rate	-1.0pp $-34	-0.5pp $-149	base $-266	+0.5pp $-386	+1.0pp $-507

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: $115,285
• Closing costs: $13,834
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	44d	1	0.13mi
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	14d	1	0.48mi

Listing history 16 events

1. 2026-06-18
   days on market $435,990 Active 374 DOM
2. 2026-06-17
   days on market $435,990 Active 373 DOM
3. 2026-06-16
   days on market $435,990 Active 372 DOM
4. 2026-06-15
   days on market $435,990 Active 371 DOM
5. 2026-06-14
   days on market $435,990 Active 369 DOM
6. 2026-06-10
   days on market $435,990 Active 366 DOM
7. 2026-06-09
   days on market $435,990 Active 365 DOM
8. 2026-06-08
   days on market $435,990 Active 364 DOM
9. 2026-06-07
   days on market $435,990 Active 363 DOM
10. 2026-06-03
    days on market $435,990 Active 359 DOM
11. 2026-06-02
    days on market $435,990 Active 358 DOM
12. 2026-06-01
    days on market $435,990 Active 357 DOM
13. 2026-05-31
    days on market $435,990 Active 356 DOM
14. 2026-05-30
    days on market $435,990 Active 355 DOM
15. 2025-07-01
    price $435,990 1477-char remark

    Show marketing remark (1477 chars)

    Welcome to the Comstock III G by DSLD Homes, where energy-efficient construction meets spacious, contemporary design. Offering 2,314 square feet of living space and a total area of 3,160 square feet, this four-bedroom, two-bathroom home is ideal for families seeking comfort, functionality, and modern appeal. The open floor plan enhances the flow of the home, seamlessly connecting the kitchen, living room, and dining area for a bright, welcoming environment. Recessed can lighting in the kitchen adds an elegant touch, making the space feel modern and inviting. The walk-in pantry ensures that the kitchen remains organized and functional, perfect for meal prep and storage. The owner's suite offers a peaceful retreat with a double vanity and a separate walk-in shower, creating a spa-like experience in the comfort of your own home. The home's design emphasizes energy-efficient features to help reduce utility bills while providing a comfortable, eco-friendly living environment. The brick and siding exterior of the Comstock III G combines timeless curb appeal with the durability of siding, offering a low-maintenance, modern look. The two-car garage provides ample parking and storage space, while the covered rear patio is perfect for enjoying the outdoors in comfort. With its thoughtful design, modern finishes, and energy-efficient systems, the Comstock III G by DSLD Homes is the perfect place to call home-offering the ideal balance of style, space, and savings.

16. 2025-06-09
    listed $432,990 Active 1477-char remark

    Show marketing remark (1477 chars)

    Welcome to the Comstock III G by DSLD Homes, where energy-efficient construction meets spacious, contemporary design. Offering 2,314 square feet of living space and a total area of 3,160 square feet, this four-bedroom, two-bathroom home is ideal for families seeking comfort, functionality, and modern appeal. The open floor plan enhances the flow of the home, seamlessly connecting the kitchen, living room, and dining area for a bright, welcoming environment. Recessed can lighting in the kitchen adds an elegant touch, making the space feel modern and inviting. The walk-in pantry ensures that the kitchen remains organized and functional, perfect for meal prep and storage. The owner's suite offers a peaceful retreat with a double vanity and a separate walk-in shower, creating a spa-like experience in the comfort of your own home. The home's design emphasizes energy-efficient features to help reduce utility bills while providing a comfortable, eco-friendly living environment. The brick and siding exterior of the Comstock III G combines timeless curb appeal with the durability of siding, offering a low-maintenance, modern look. The two-car garage provides ample parking and storage space, while the covered rear patio is perfect for enjoying the outdoors in comfort. With its thoughtful design, modern finishes, and energy-efficient systems, the Comstock III G by DSLD Homes is the perfect place to call home-offering the ideal balance of style, space, and savings.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥105°F today · 25 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $44,364
• − Mortgage interest: −$25,831
• − Property taxes: −$6,917
• − Insurance: −$2,306
• − Repairs & maintenance: −$3,549
• − Management: −$3,549
• − Depreciation: −$13,415
• Taxable loss: −$11,203
• Est. tax savings @ 24.0%: +$2,689
• After-tax cash flow: $-506/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 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
• City population: 220,435
• Population (ZIP): 7,311

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 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: ▲ 13.02%
• Current HPI: 337.7613
• Rent YoY: —
• Metro: —
• 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

+0.7% since first listed

2 events — show timeline

• 2025-07-01 Price Changed $435,990 Zillow
• 2025-06-09 Listed $432,990 Zillow