2523 Birchfield St NW · Huntsville, AL 35810

$159,900

3 bd · 1.5 ba · 1,498 sqft · SingleFamily public records · 29 Days on market

Built 1963 Est $208k · 23% under

---

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 +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Modern Style & Incredible Value! This beautifully updated 3BR/2BA ranch in the established North Huntsville area is completely move-in ready. Step inside to a light-filled open-concept layout featuring fresh neutral paint and durable new flooring throughout. The stylish kitchen boasts sleek cabinetry and updated appliances, perfect for the home chef. Retreat to the spacious primary suite with a private en-suite bath. Outside, the large level backyard offers a blank canvas for gardening or pets, while the carport provides convenient covered parking. Minutes from Alabama A & M, Toyota, and Memorial Pkwy for an easy commute. No HOA! Perfect for first-time buyers or investors.

Key facts

• Built 1963
• Listed 29 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Concrete driveway
• Utilities: Public sewer
• Home design: Single-family residence; Multi/split levels; Built in 1963; Residential property
• Construction: Brick construction
• Exterior features: Concrete driveway; Located in the Lakewood Manor subdivision; Directions: North on Mastin Lake, left on Inglewood, left on Birchfield

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (7.7% below list).
• Recommended offer: $148k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Lakewood Elementary School (math 0% / reading 21%, grade F, #564 of 627 statewide, top 90%, 459 students, 86% FRL); Huntsville High School (math 41% / reading 51%, grade D-, #18 of 305 statewide, top 6%, 1,826 students, 28% FRL).
• Market conditions: Rents soft (-0.1%/yr); 337 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; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,632 (7.7% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.48%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $208,222
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Mastin Lake Rd NW	0.20mi	3/2.0	1,489 (-1%)	11mo	$213,000	$143	79
2803 Eva Dr NW	0.37mi	3/2.0	1,541 (+3%)	4mo	$150,000	$97	73
2702 Oakdale Ter	0.45mi	4/2.0 (+1)	1,497 (-0%)	5mo	$250,000	$167	68
3625 Marymont Dr NW	0.52mi	4/2.0 (+1)	1,523 (+2%)	2mo	$225,000	$148	64
3336 Helena Dr N	0.49mi	3/2.0	1,442 (-4%)	9mo	$191,000	$132	61
4304 Blue Springs Rd NW	0.45mi	3/2.0	1,366 (-9%)	5mo	$150,000	$110	58
2709 Oaktree Ln	0.25mi	3/1.0	1,285 (-14%)	9mo	$117,800	$92	55
2413 Springhill Rd NW	0.46mi	3/1.5	1,311 (-12%)	4mo	$199,900	$152	54
3009 Kirkland Dr NW	0.67mi	4/2.0 (+1)	1,550 (+4%)	6mo	$216,000	$139	51
4101 Glendale Ln NW	0.55mi	3/2.0	1,633 (+9%)	11mo	$230,000	$141	48
2703 Oakdale Ter	0.43mi	3/2.0	1,718 (+15%)	7mo	$198,000	$115	48
3200 W Helena Dr NW	0.70mi	3/2.0	1,407 (-6%)	11mo	$187,000	$133	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.51×
• Total profit: $-21,980
• Equity at exit: $23,842

10-year hold

• IRR: -10.7%
• Equity multiple: 0.44×
• Total profit: $-25,283
• Equity at exit: $13,825

Cash invested: $44,772 (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 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 337
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$839
• Tax from tax record: −$131 /mo · $1,574/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $130

Break-even live

Break-even rent $1,312

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $220	-5% $175	+0% $130	+5% $85	+10% $39
Rent	-10% $13	-5% $72	+0% $130	+5% $188	+10% $247
Rate	-1.0pp $210	-0.5pp $171	base $130	+0.5pp $89	+1.0pp $46

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	45d	1	0.05mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	45d	1	0.25mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	45d	1	0.30mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	24d	1	0.30mi
2801 Penland Ave NW Huntsville, AL	3.0	2.0	1650	$1,450	$0.88	24d	1	0.43mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	45d	1	0.48mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	45d	1	0.51mi
3013 Kirkland Dr NW Huntsville, AL	3.0	1.5	1324	$1,295	$0.98	45d	1	0.66mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	24d	1	0.68mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	45d	1	0.70mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	45d	1	0.71mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	24d	1	0.75mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	45d	1	0.77mi
3606 Lakewood Rd NW Huntsville, AL	3.0	1.5	1408	$1,400	$0.99	45d	1	0.77mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	45d	1	0.78mi
2640 Blue Spring Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	944	$1,149	$1.22	45d	3	0.84mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	45d	1	0.88mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	45d	1	0.89mi
3058 Boswell Dr NW Huntsville, AL	4.0	2.0	1450	$1,398	$0.96	45d	1	0.89mi
2803 Hester Ln NW Huntsville, AL	3.0	1.5	1224	$1,400	$1.14	24d	1	0.96mi
611 Ofallon Rd NW Huntsville, AL	3.0	2.0	1350	$3,000	$2.22	24d	1	0.97mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	15d	1	0.98mi
3601 Fay St NW Huntsville, AL	2.0	1.0	972	$1,195	$1.23	45d	1	0.98mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	15d	1	0.99mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	15d	1	1.02mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	24d	1	1.04mi
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	24d	1	1.07mi
641 Dawson Ter NW Huntsville, AL	4.0	2.0	1506	$1,675	$1.11	15d	1	1.07mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,350	$1.32	45d	1	1.10mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,300	$1.27	24d	1	1.10mi
2601 Blue Spring Rd NW Huntsville, AL	3.0	1.5	1700	$1,350	$0.79	24d	1	1.16mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	15d	2	1.19mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	45d	1	1.21mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	24d	1	1.23mi
2416 Hanover Dr NW Huntsville, AL	3.0	2.0	1300	$1,395	$1.07	45d	1	1.24mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	45d	1	1.25mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	45d	1	1.30mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	24d	1	1.31mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	24d	1	1.36mi
304 Wind Ave NW Huntsville, AL	2.0	1.0	960	$1,095	$1.14	45d	1	1.38mi

Listing history 11 events

1. 2026-04-24
   status Pending
2. 2026-03-26
   listed $159,900 Active
3. 2023-11-29
   price $164,000
4. 2023-11-16
   price $169,000
5. 2023-11-02
   price $174,000
6. 2023-09-28
   price $179,000
7. 2023-09-18
   price $184,000
8. 2023-09-07
   price $189,000
9. 2023-08-16
   listed $199,000 Active
10. 2022-08-29
    soldstatus $6,106,297
11. 2018-07-31
    soldstatus $69,500

ⓘ 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: $1,574 · $131/mo
• Projected year-2 tax: $1,574 · $131/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $17,716
• − Mortgage interest: −$8,957
• − Property taxes: −$1,574
• − Insurance: −$800
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$4,652
• Taxable loss: −$1,101
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,824/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): 32,843
• Household income: $51,233
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1223.0

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 Black (69%)
• Race & ethnicity: Black 69% White 18% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 2% Lithuanian 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -61.00%
• Current HPI: 198.9629
• Rent YoY: ▬ -0.05%
• 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

+130.1% since first listed

11 events — show timeline

• 2026-04-24 Pending — VMLS
• 2026-03-26 Listed $159,900 VMLS
• 2023-11-29 Price Changed $164,000 VMLS
• 2023-11-16 Price Changed $169,000 VMLS
• 2023-11-02 Price Changed $174,000 VMLS
• 2023-09-28 Price Changed $179,000 VMLS
• 2023-09-18 Price Changed $184,000 VMLS
• 2023-09-07 Price Changed $189,000 VMLS
• 2023-08-16 Listed $199,000 VMLS
• 2022-08-29 Sold (Public Records) $6,106,297 Public Records
• 2018-07-31 Sold (Public Records) $69,500 Public Records

Property tax history

+17.1%/yr

Latest (2024): $1,574 · +17.0% YoY. Source: county tax records.