3202 Boswell Dr NW · Huntsville, AL 35811

$170,000

4 bd · 0.5 ba · 1,300 sqft · SingleFamily public records · 38 Days on market

Built 1960 8,712 sqft lot $131/sqft · 7% below area Est $183k · 7% 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 +23.3/30.0
• ARV discount +10.7/15.0
• DSCR +7.5/10.0
• 1% rule +5.3/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

NEW LISTING! Only $500 Down Gets You Into this Beautiful 4 Bedroom 2 Bath, or 3 Bedroom Plus Rec Rm Home. Remodeled Like New. This Home is a Must to See. Only $500 Down and Move-in on FHA Bond or BBVA Compass CRA Loan. OWN FOR LESS THAN RENT! Freshly Painted Interior and Exterior, New Appliances, New Cherry Vinyl Plank Flooring Through Out Home, New Light Fixtures, New Central Heating and Cooling, and Much More. Nice Family Room, Large Kitchen with Eat-in Breakfast Area, Large Covered Front Porch, Fenced Yard. This Home Will Sell Quickly. Min 620 Credit Score Required on these loan programs. $500 Down & Appx. $650/month Total to Own This Home*(Subject to interest rates)

Key facts

• Updated interior
• Close to dining
• 8,712 sq ft lot

Tags

• UPDATED INTERIOR
• REMODELED EAT-IN KITCHEN
• FULLY FENCED BACKYARD
• CLOSE TO LOCAL SHOPPING
• CLOSE TO DINING

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Internet service available; Electric water heater
• Home design: Single-family property (existing); Slab foundation; One-story living areas (rooms listed on main level)
• Construction: One-side brick with wood siding
• Exterior features: Fenced yard; Porch; Heavy treed lot; Park and sidewalks nearby

Interior

• Kitchen: Stone countertops; Dishwasher (built-in); Electric oven; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level (total 4 bedrooms listed)
• Flooring: Hardwood
• Bathrooms: One full bath; One half bath; Full bath with tub/shower combo
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Smooth ceilings; Hardwood floors; Approximately 1,300 HVAC/finished living area
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Martin Luther King Jr Elementary School (math 4% / reading 18%, grade F, #560 of 627 statewide, top 90%, 464 students, 89% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 83% FRL vs 46% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 10% at this address vs 34% district-wide (-23 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 fast (+6.8%/yr); 570 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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

• 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1960 — 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: 1.03% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.1

CMA / ARV

• ARV (median comp): $183,048
• List price: $170,000
• Delta: -7.13%
• 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
619 Kennan Rd	0.13mi	3/2.0 (-1)	1,246 (-4%)	1mo	$170,000	$136	75
3062 Boswell Dr NW	0.10mi	3/2.0 (-1)	1,150 (-12%)	1mo	$178,500	$155	65
600 Ofallon Rd	0.19mi	4/2.0	1,461 (+12%)	3mo	$156,500	$107	61
633 Dawson Ter	0.15mi	4/2.0	1,470 (+13%)	6mo	$115,000	$78	61
611 Glasgow Rd	0.17mi	3/2.0 (-1)	1,419 (+9%)	9mo	$195,000	$137	58
2419 Virginia Blvd NW	0.53mi	3/1.0 (-1)	1,319 (+2%)	13mo	$120,000	$91	55
425 S Plymouth Rd NW	0.53mi	4/2.0	1,433 (+10%)	1mo	$190,000	$133	51
409 S Edgemont Cir	0.58mi	3/2.0 (-1)	1,215 (-6%)	4mo	$210,000	$173	48
3205 Meridian St	0.75mi	3/2.0 (-1)	1,271 (-2%)	8mo	$663,300	$522	44
3026 Merry Oaks Dr NW	0.50mi	3/2.0 (-1)	1,208 (-7%)	13mo	$149,075	$123	43
2204 E Arbor Dr NW	0.70mi	3/2.0 (-1)	1,402 (+8%)	10mo	$190,800	$136	35
206 Delaware Cir NW	0.63mi	3/2.0 (-1)	1,131 (-13%)	11mo	$188,000	$166	29

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-822
• Equity at exit: $25,348

10-year hold

• IRR: 12.6%
• Equity multiple: 2.17×
• Total profit: $55,481
• Equity at exit: $14,698

Cash invested: $47,600 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 570
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,746 high
• Mortgage (P&I): −$891
• Tax from tax record: −$105 /mo · $1,266/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $311

Break-even live

Break-even rent $1,352

Max offer price $170,000

Occupancy floor 77%

Sensitivity live

Price	-10% $407	-5% $359	+0% $311	+5% $263	+10% $215
Rent	-10% $173	-5% $242	+0% $311	+5% $380	+10% $449
Rate	-1.0pp $397	-0.5pp $354	base $311	+0.5pp $267	+1.0pp $222

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	15d	1	0.06mi
3058 Boswell Dr NW Huntsville, AL	4.0	2.0	1450	$1,398	$0.96	45d	1	0.11mi
611 Ofallon Rd NW Huntsville, AL	3.0	2.0	1350	$3,000	$2.22	25d	1	0.12mi
641 Dawson Ter NW Huntsville, AL	4.0	2.0	1506	$1,675	$1.11	15d	1	0.14mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	45d	1	0.23mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,500	$1.54	45d	1	0.41mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	45d	1	0.55mi
3606 Lakewood Rd NW Huntsville, AL	3.0	1.5	1408	$1,400	$0.99	45d	1	0.62mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	45d	1	0.73mi
2640 Blue Spring Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	944	$1,149	$1.22	45d	3	0.76mi
2032 Front St NE Huntsville, AL	4.0	2.0	1304	$1,400	$1.07	45d	1	0.84mi
2601 Blue Spring Rd NW Huntsville, AL	3.0	1.5	1700	$1,350	$0.79	25d	1	0.91mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	45d	1	0.95mi
3013 Kirkland Dr NW Huntsville, AL	3.0	1.5	1324	$1,295	$0.98	45d	1	0.95mi
2801 Penland Ave NW Huntsville, AL	3.0	2.0	1650	$1,450	$0.88	25d	1	0.99mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	45d	1	1.01mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	45d	1	1.08mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,300	$1.27	25d	1	1.10mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,350	$1.32	45d	1	1.10mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	45d	1	1.11mi
2416 Hanover Dr NW Huntsville, AL	3.0	2.0	1300	$1,395	$1.07	45d	1	1.13mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	46d	1	1.15mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	25d	1	1.20mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	45d	1	1.21mi
1607 Chapman Ave NE Huntsville, AL	3.0	2.0	1508	$1,495	$0.99	25d	1	1.24mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	25d	1	1.28mi
805 Rison Ave NE Huntsville, AL	3.0	2.0	1700	$2,250	$1.32	45d	1	1.30mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	45d	1	1.37mi
1224 Halsey Ave NE Huntsville, AL	3.0	2.0	1229	$2,000	$1.63	25d	1	1.38mi
2803 Hester Ln NW Huntsville, AL	3.0	1.5	1224	$1,400	$1.14	25d	1	1.39mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	45d	1	1.40mi
2211 Penhall Dr NE Huntsville, AL	3.0	1.5	1274	$1,650	$1.30	45d	1	1.41mi
2711 Clayton Dr NW Huntsville, AL	3.0	1.5	1030	$1,400	$1.36	45d	1	1.44mi
410 McCullough Ave NE Huntsville, AL	3.0	1.0	1143	$1,500	$1.31	25d	1	1.50mi

Listing history 24 events

1. 2026-06-22
   days on market $170,000 Active 38 DOM
2. 2026-06-18
   days on market $170,000 Active 35 DOM
3. 2026-06-17
   days on market $170,000 Active 34 DOM
4. 2026-06-16
   days on market $170,000 Active 33 DOM
5. 2026-06-15
   days on market $170,000 Active 32 DOM
6. 2026-06-14
   days on market $170,000 Active 30 DOM
7. 2026-06-10
   days on market $170,000 Active 27 DOM
8. 2026-06-09
   days on market $170,000 Active 26 DOM
9. 2026-06-08
   days on market $170,000 Active 25 DOM
10. 2026-06-07
    days on market $170,000 Active 24 DOM
11. 2026-06-03
    days on market $170,000 Active 20 DOM
12. 2026-06-02
    days on market $170,000 Active 19 DOM
13. 2026-06-01
    days on market $170,000 Active 18 DOM
14. 2026-05-31
    days on market $170,000 Active 17 DOM
15. 2026-05-30
    days on market $170,000 Active 16 DOM
16. 2026-05-14
    listed $170,000 Active 653-char remark
17. 2026-02-23
    price $170,000
18. 2021-07-27
    soldstatus $10,000,500
19. 2019-07-29
    soldstatus $85,000 Sold

    Show marketing remark (685 chars)

    NEW LISTING! Only $500 Down Gets You Into this Beautiful 4 Bedroom 2 Bath, or 3 Bedroom Plus Rec Rm Home. Remodeled Like New. This Home is a Must to See. Only $500 Down and Move-in on FHA Bond or BBVA Compass CRA Loan. OWN FOR LESS THAN RENT! Freshly Painted Interior and Exterior, New Appliances, New Cherry Vinyl Plank Flooring Through Out Home, New Light Fixtures, New Central Heating and Cooling, and Much More. Nice Family Room, Large Kitchen with Eat-in Breakfast Area, Large Covered Front Porch, Fenced Yard. This Home Will Sell Quickly. Min 620 Credit Score Required on these loan programs. $500 Down & Appx. $650/month Total to Own This Home*(Subject to interest rates)

20. 2019-06-30
    historical Contingent

    Show marketing remark (685 chars)

    NEW LISTING! Only $500 Down Gets You Into this Beautiful 4 Bedroom 2 Bath, or 3 Bedroom Plus Rec Rm Home. Remodeled Like New. This Home is a Must to See. Only $500 Down and Move-in on FHA Bond or BBVA Compass CRA Loan. OWN FOR LESS THAN RENT! Freshly Painted Interior and Exterior, New Appliances, New Cherry Vinyl Plank Flooring Through Out Home, New Light Fixtures, New Central Heating and Cooling, and Much More. Nice Family Room, Large Kitchen with Eat-in Breakfast Area, Large Covered Front Porch, Fenced Yard. This Home Will Sell Quickly. Min 620 Credit Score Required on these loan programs. $500 Down & Appx. $650/month Total to Own This Home*(Subject to interest rates)

21. 2019-04-03
    price $89,500

    Show marketing remark (685 chars)

    NEW LISTING! Only $500 Down Gets You Into this Beautiful 4 Bedroom 2 Bath, or 3 Bedroom Plus Rec Rm Home. Remodeled Like New. This Home is a Must to See. Only $500 Down and Move-in on FHA Bond or BBVA Compass CRA Loan. OWN FOR LESS THAN RENT! Freshly Painted Interior and Exterior, New Appliances, New Cherry Vinyl Plank Flooring Through Out Home, New Light Fixtures, New Central Heating and Cooling, and Much More. Nice Family Room, Large Kitchen with Eat-in Breakfast Area, Large Covered Front Porch, Fenced Yard. This Home Will Sell Quickly. Min 620 Credit Score Required on these loan programs. $500 Down & Appx. $650/month Total to Own This Home*(Subject to interest rates)

22. 2018-12-19
    listed $89,750 Active

    Show marketing remark (685 chars)

    NEW LISTING! Only $500 Down Gets You Into this Beautiful 4 Bedroom 2 Bath, or 3 Bedroom Plus Rec Rm Home. Remodeled Like New. This Home is a Must to See. Only $500 Down and Move-in on FHA Bond or BBVA Compass CRA Loan. OWN FOR LESS THAN RENT! Freshly Painted Interior and Exterior, New Appliances, New Cherry Vinyl Plank Flooring Through Out Home, New Light Fixtures, New Central Heating and Cooling, and Much More. Nice Family Room, Large Kitchen with Eat-in Breakfast Area, Large Covered Front Porch, Fenced Yard. This Home Will Sell Quickly. Min 620 Credit Score Required on these loan programs. $500 Down & Appx. $650/month Total to Own This Home*(Subject to interest rates)

23. 2018-09-26
    soldstatus $35,000
24. 2018-08-17
    listed $36,900

ⓘ 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: $1,266 · $105/mo
• Projected year-2 tax: $1,266 · $105/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 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $20,946
• − Mortgage interest: −$9,523
• − Property taxes: −$1,266
• − Insurance: −$850
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,945
• Taxable income: $1,011
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $3,491/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): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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

+360.7% since first listed

9 events — show timeline

• 2026-05-14 Listed $170,000 Greater Alabama MLS
• 2026-02-23 Price Changed $170,000 VMLS
• 2021-07-27 Sold (Public Records) $10,000,500 Public Records
• 2019-07-29 Sold (MLS) $85,000 VMLS
• 2019-06-30 Contingent — VMLS
• 2019-04-03 Price Changed $89,500 VMLS
• 2018-12-19 Listed $89,750 VMLS
• 2018-09-26 Sold (MLS) $35,000 VMLS
• 2018-08-17 Listed $36,900 VMLS

Property tax history

+9.3%/yr

Latest (2024): $1,266 · +7.8% YoY. Source: county tax records.