523 Harolds Dr · Huntsville, AL 35806

$264,899

3 bd · 1.0 ba · 1,745 sqft · SingleFamily public records · 28 Days on market

Built 1968 0.34 ac lot Est $260k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• ARV discount +6.7/15.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Charming 3 BR, 2 BA rancher in desirable Sherwood Park! It feels like home the moment you walk in! This home features hardwoods in the main living areas, an eat in kitchen and a generously sized laundry room! The nicely appointed flex room can be used as an office, playroom, tv room or hobby room...so many options! The master bedroom features an updated master bath and access to additional storage and a storm shelter! Outside, you don't want to miss the covered carport, fire pit and two storage buildings! The perfect house in the perfect location, just minutes away from Research Park, Bridge Street and the Space and Rocket Center! This home is a must-see and won't last long!

Key facts

• Eat in kitchen
• Large laundry room
• Flex room

Tags

• HARDWOODS IN MAIN LIVING AREAS
• EAT IN KITCHEN
• FLEX ROOM
• LARGE LAUNDRY ROOM
• UPDATES TO MASTER BATH
• ACCESS TO ADDITIONAL STORAGE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: 2-car carport; Concrete driveway
• Utilities: Public sewer
• Home design: Single-family residence; One-level home; Built in 1968
• Construction: Brick construction
• Exterior features: Lot in Sherwood Park subdivision

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central cooling
• Interior features: Crawl space basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (34.9% below list).
• Recommended offer: $173k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Morris Elementary School (math 5% / reading 31%, grade F, #481 of 627 statewide, top 77%, 515 students, 90% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 70% FRL vs 46% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 34% district-wide (-17 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 rising (+2.6%/yr); 216 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; list at $265k implies a 77% gain — meaningful room to come down on a strong offer.

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 $172,573 (34.9% 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. Built in 1968 — 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. 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?
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: 0.65% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.78%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $260,005
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6110 Stratford Ct NW	0.07mi	3/2.0	1,671 (-4%)	2mo	$249,000	$149	84
6418 Robinhood Ln	0.06mi	3/2.0	1,648 (-6%)	3mo	$235,000	$143	82
6206 NW Stratford Ct	0.15mi	3/2.0	1,800 (+3%)	3mo	$185,000	$103	81
6112 Stratford Ct NW	0.05mi	3/2.0	1,888 (+8%)	6mo	$225,000	$119	75
6205 Deramus Ave	0.20mi	3/2.0	1,720 (-1%)	12mo	$270,000	$157	74
6411 Robinhood Ln NW	0.12mi	3/2.0	1,599 (-8%)	5mo	$220,000	$138	72
504 Delaney Rd NW	0.22mi	4/3.0 (+1)	1,804 (+3%)	3mo	$285,000	$158	69
528 Delaney Rd	0.40mi	3/2.0	1,750 (+0%)	11mo	$189,000	$108	68
319 Forrest Park Ct NW	0.48mi	3/2.0	1,852 (+6%)	7mo	$265,000	$143	57
303 Blocker St NW	0.43mi	3/2.0	1,580 (-10%)	9mo	$285,000	$180	53
505 NW Greendale Dr	0.57mi	4/2.0 (+1)	1,601 (-8%)	4mo	$265,000	$166	48
4836 Benjamins Bloom Loop	0.41mi	3/2.0	1,484 (-15%)	12mo	$271,666	$183	42

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.73×
• Total profit: $128,537
• Equity at exit: $238,642

10-year hold

• IRR: 19.3%
• Equity multiple: 6.24×
• Total profit: $388,500
• Equity at exit: $514,640

Cash invested: $74,172 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 216
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,726 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-234

Break-even live

Break-even rent $2,021

Max offer price $223,648

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-159	+0% $-234	+5% $-308	+10% $-383
Rent	-10% $-370	-5% $-302	+0% $-234	+5% $-165	+10% $-97
Rate	-1.0pp $-100	-0.5pp $-166	base $-234	+0.5pp $-302	+1.0pp $-372

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
413 Harolds Dr NW Huntsville, AL	3.0	2.0	1700	$1,795	$1.06	45d	1	0.20mi
400 Harolds Dr NW Huntsville, AL	3.0	2.0	1750	$1,795	$1.03	45d	1	0.27mi
511 Delaney Rd NW Huntsville, AL	3.0	2.0	1550	$1,550	$1.00	45d	1	0.30mi
6203 Friar Tuck Dr NW Unit C Huntsville, AL	2.0	2.0	1100	$995	$0.90	45d	1	0.33mi
400 Forrest Park Ct NW Huntsville, AL	3.0	3.0	2021	$1,800	$0.89	45d	1	0.36mi
505 Forrest Park Ct NW Huntsville, AL	3.0	2.5	2091	$2,200	$1.05	15d	1	0.41mi
6407 Marsh Ave NW Huntsville, AL	3.0	2.0	1600	$1,699	$1.06	45d	1	0.48mi
6315 Old Madison Pike NW Huntsville, AL	1.0–3.0	1.0–1.5	1065	$1,437	$1.35	45d	1	0.50mi
6620 Old Madison Pike NW Huntsville, AL	1.0–2.0	1.0–2.0	866	$1,458	$1.68	15d	15	0.52mi
4810 Bradford Dr NW Huntsville, AL	2.0	1.0–2.0	898	$2,204	$2.45	15d	16	0.59mi
224 Royal Pines Dr NW Huntsville, AL	1.0–2.0	1.0–2.0	904	$1,295	$1.43	15d	8	0.63mi
6928 Steeplechase Dr NW Huntsville, AL	2.0	2.5	1550	$1,650	$1.06	45d	1	0.77mi
6864 Steeplechase Dr NW Huntsville, AL	2.0	2.0	1476	$1,725	$1.17	15d	1	0.80mi
6854 Governors West NW Huntsville, AL	1.0–3.0	1.0–2.0	1083	$1,662	$1.53	15d	16	0.88mi
320 Voyager Way NW Huntsville, AL	1.0–3.0	1.0–2.0	1063	$1,714	$1.61	23d	19	0.97mi
5801 Sanderson St NW Huntsville, AL	1.0–3.0	1.0–2.0	1088	$2,016	$1.85	15d	14	1.01mi
5810 Stax St NW Huntsville, AL	3.0	1.0–2.0	1188	$2,705	$2.28	15d	237	1.19mi
925 Makers Way NW Huntsville, AL	3.0	1.0–2.0	1072	$2,455	$2.29	25d	52	1.21mi
1100 Enterprise Way Huntsville, AL	1.0–3.0	1.0–2.0	1059	$2,174	$2.05	15d	35	1.37mi

Listing history 24 events

1. 2026-06-22
   pricedays on market $264,899 Active 28 DOM
2. 2026-06-18
   days on market $264,999 Active 25 DOM
3. 2026-06-18
   price $264,999 Active 24 DOM
4. 2026-06-17
   days on market $264,998 Active 24 DOM
5. 2026-06-16
   days on market $264,998 Active 23 DOM
6. 2026-06-15
   days on market $264,998 Active 22 DOM
7. 2026-06-14
   pricedays on market $264,998 Active 20 DOM
8. 2026-06-10
   days on market $264,999 Active 17 DOM
9. 2026-06-09
   days on market $264,999 Active 16 DOM
10. 2026-06-08
    days on market $264,999 Active 15 DOM
11. 2026-06-07
    days on market $264,999 Active 14 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    status $264,999 Active 10 DOM
14. 2026-05-30
    statusdays on market $264,999 Pending 10 DOM
15. 2026-05-22
    status Active
16. 2026-04-19
    status Pending
17. 2026-04-16
    listed $264,999 Active
18. 2018-10-03
    soldstatus $150,000 690-char remark

    Show marketing remark (690 chars)

    Charming 3 BR, 2 BA rancher in desirable Sherwood Park! It feels like home the moment you walk in! This home features hardwoods in the main living areas, an eat in kitchen and a generously sized laundry room! The nicely appointed flex room can be used as an office, playroom, tv room or hobby room...so many options! The master bedroom features an updated master bath and access to additional storage and a storm shelter! Outside, you don't want to miss the covered carport, fire pit and two storage buildings! The perfect house in the perfect location, just minutes away from Research Park, Bridge Street and the Space and Rocket Center! This home is a must-see and won't last long!

19. 2018-10-03
    soldstatus $150,000

    Show marketing remark (690 chars)

    Charming 3 BR, 2 BA rancher in desirable Sherwood Park! It feels like home the moment you walk in! This home features hardwoods in the main living areas, an eat in kitchen and a generously sized laundry room! The nicely appointed flex room can be used as an office, playroom, tv room or hobby room...so many options! The master bedroom features an updated master bath and access to additional storage and a storm shelter! Outside, you don't want to miss the covered carport, fire pit and two storage buildings! The perfect house in the perfect location, just minutes away from Research Park, Bridge Street and the Space and Rocket Center! This home is a must-see and won't last long!

20. 2018-08-16
    listed $155,000 690-char remark

    Show marketing remark (690 chars)

    Charming 3 BR, 2 BA rancher in desirable Sherwood Park! It feels like home the moment you walk in! This home features hardwoods in the main living areas, an eat in kitchen and a generously sized laundry room! The nicely appointed flex room can be used as an office, playroom, tv room or hobby room...so many options! The master bedroom features an updated master bath and access to additional storage and a storm shelter! Outside, you don't want to miss the covered carport, fire pit and two storage buildings! The perfect house in the perfect location, just minutes away from Research Park, Bridge Street and the Space and Rocket Center! This home is a must-see and won't last long!

21. 2013-04-02
    soldstatus $229,900
22. 2013-03-27
    soldstatus $122,725 484-char remark

    Show marketing remark (484 chars)

    WELL MAINTAINED AND UPDATED HOME, GREAT LOCATION NEAR GATE #9,RESEARCH PARK & BRIDGE STREET.POSSIBLE 4TH BEDROOM BEING USED AS EXTRA FAMILY ROOM.30-YR ARCHITECTURAL ROOF IN 08, NEW CHAMPION VINYL WINDOWS, HVAC AND DUCTS IN 07, UPDATED LIGHTING AND PLUMBING FIXTURES. HALL BATHROOM UPDATED WITH NEW TUB, VANITY AND CERAMIC FLOOR.TWO EXTERIOR BUILDINGS, ONE WAS USED BY OWNER AS MAN CAVE HAS POWER,AIR,ETC. BASEMENT HAS HEAT/AC AND POWER AND HAS BEEN USED BY OWNER AS STORM SHELTER.

23. 2013-01-01
    listed $124,900 484-char remark

    Show marketing remark (484 chars)

    WELL MAINTAINED AND UPDATED HOME, GREAT LOCATION NEAR GATE #9,RESEARCH PARK & BRIDGE STREET.POSSIBLE 4TH BEDROOM BEING USED AS EXTRA FAMILY ROOM.30-YR ARCHITECTURAL ROOF IN 08, NEW CHAMPION VINYL WINDOWS, HVAC AND DUCTS IN 07, UPDATED LIGHTING AND PLUMBING FIXTURES. HALL BATHROOM UPDATED WITH NEW TUB, VANITY AND CERAMIC FLOOR.TWO EXTERIOR BUILDINGS, ONE WAS USED BY OWNER AS MAN CAVE HAS POWER,AIR,ETC. BASEMENT HAS HEAT/AC AND POWER AND HAS BEEN USED BY OWNER AS STORM SHELTER.

24. 2010-11-24
    soldstatus $132,500

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,168 · $97/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 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,709
• − Mortgage interest: −$14,838
• − Property taxes: −$1,168
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$7,706
• Taxable loss: −$7,641
• Est. tax savings @ 24.0%: +$1,834
• After-tax cash flow: $-968/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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

+100.0% since first listed

10 events — show timeline

• 2026-05-22 Relisted — VMLS
• 2026-04-19 Pending — VMLS
• 2026-04-16 Listed $264,999 VMLS
• 2018-10-03 Sold (Public Records) $150,000 Public Records
• 2018-10-03 Sold (MLS) $150,000 VMLS
• 2018-08-16 Listed $155,000 VMLS
• 2013-04-02 Sold (Public Records) $229,900 Public Records
• 2013-03-27 Sold (MLS) $122,725 VMLS
• 2013-01-01 Listed $124,900 VMLS
• 2010-11-24 Sold (Public Records) $132,500 Public Records

Property tax history

+6.6%/yr

Latest (2024): $1,168 · +4.7% YoY. Source: county tax records.