3016 Teton Cir NW · Huntsville, AL 35810

$175,000

3 bd · 1.0 ba · 1,884 sqft · SingleFamily public records · 28 Days on market

Built 1966 0.26 ac lot Est $305k · 43% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• 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

Over 1,800 square feet all on one level! Entertain with ease in the spacious 31x18 family room located just off the formal dining room. The formal living room off the foyer provides a second living area, perfect for added flexibility. The primary suite features an en-suite bath with a shower and double closets. The third bedroom offers additional storage with two closets. As an added bonus, the property includes two outdoor buildings with electricity! Property is Sold 'As Is, Where Is. ' Please do not disturb the occupant.

Key facts

• Formal dining room
• Double closets
• Primary suite

Tags

• FAMILY ROOM
• FORMAL DINING ROOM
• FORMAL LIVING ROOM
• PRIMARY SUITE
• EN-SUITE BATH
• DOUBLE CLOSETS

Property features AI

Finance

• HOA & community: No HOA; Subdivision: Valley Park Homes

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Built in 1966; Residential property
• Construction: Crawl space foundation
• Exterior features: Public water; Public sewer

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One-level layout; Fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $159k (9.2% below list).
• Recommended offer: $159k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Rolling Hills Elementary School (math 4% / reading 17%, grade F, #565 of 627 statewide, top 90%, 483 students, 86% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 76% FRL vs 46% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 34% district-wide (-22 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 soft (-0.1%/yr); 337 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 37% 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 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

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 $158,954 (9.2% below list)

Questions for the listing agent

1. Built in 1966 — 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: 0.91% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $305,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6212 Achievement Cir	0.43mi	4/2.0 (+1)	1,964 (+4%)	4mo	$294,900	$150	60
6221 Achievement Cir NW	0.46mi	4/2.0 (+1)	1,964 (+4%)	6mo	$419,306	$213	57
2817 Coosa Cir	0.34mi	4/2.0 (+1)	1,608 (-15%)	1mo	$249,900	$155	50
3707 Jaguar Way NW	0.51mi	3/2.0	1,620 (-14%)	1mo	$289,900	$179	48
6207 Achievement Cir	0.46mi	3/2.0	1,620 (-14%)	4mo	$275,000	$170	48
6014 Pulaski Pike NW	0.74mi	3/1.5	1,700 (-10%)	1mo	$180,000	$106	46
3009 Winchester Rd	0.46mi	4/2.0 (+1)	1,608 (-15%)	1mo	$259,900	$162	45
2657 Ajs Arbor Dr	0.57mi	3/2.0	1,620 (-14%)	3mo	$275,000	$170	44
3705 Jaguar Way NW	0.51mi	4/3.0 (+1)	2,136 (+13%)	1mo	$339,016	$159	40
3717 Jaguar Way	0.51mi	4/3.0 (+1)	2,136 (+13%)	3mo	$361,277	$169	39
4902 Hannahs Habitat Way NW	0.58mi	4/3.0 (+1)	2,136 (+13%)	1mo	$315,323	$148	37
6035 Thorntons Way Cir NW	0.66mi	4/3.0 (+1)	2,136 (+13%)	6mo	$300,000	$140	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-18,302
• Equity at exit: $26,093

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-15,245
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$918
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $232

Break-even live

Break-even rent $1,295

Max offer price $175,000

Occupancy floor 80%

Sensitivity live

Price	-10% $331	-5% $282	+0% $232	+5% $183	+10% $133
Rent	-10% $107	-5% $170	+0% $232	+5% $295	+10% $358
Rate	-1.0pp $321	-0.5pp $277	base $232	+0.5pp $187	+1.0pp $141

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	44d	1	0.22mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	14d	2	0.26mi
3014 Winchester Rd NW Huntsville, AL	2.0	2.0	1480	$2,500	$1.69	44d	1	0.48mi
6309 Matic Rd NW Huntsville, AL	4.0	2.0	1334	$1,800	$1.35	44d	1	0.59mi
3813 Millbrae Dr NW Huntsville, AL	4.0	2.0	1500	$1,895	$1.26	44d	1	0.73mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	44d	1	0.79mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	24d	1	0.83mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	24d	1	0.94mi
5003 Stag Run Cir NW Huntsville, AL	3.0	2.0	1410	$1,450	$1.03	14d	1	1.00mi
3904 Battlefield Dr NW Huntsville, AL	4.0	2.0	1890	$1,600	$0.85	44d	1	1.05mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	24d	1	1.17mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	44d	1	1.18mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	44d	1	1.19mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	44d	1	1.26mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	44d	1	1.31mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	44d	1	1.36mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	45d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $175,000 Active 28 DOM
2. 2026-06-17
   days on market $175,000 Active 27 DOM
3. 2026-06-16
   days on market $175,000 Active 26 DOM
4. 2026-06-15
   days on market $175,000 Active 25 DOM
5. 2026-06-14
   days on market $175,000 Active 23 DOM
6. 2026-06-10
   days on market $175,000 Active 20 DOM
7. 2026-06-09
   days on market $175,000 Active 19 DOM
8. 2026-06-08
   days on market $175,000 Active 18 DOM
9. 2026-06-07
   days on market $175,000 Active 17 DOM
10. 2026-06-03
    days on market $175,000 Active 13 DOM
11. 2026-06-02
    days on market $175,000 Active 12 DOM
12. 2026-06-01
    days on market $175,000 Active 11 DOM
13. 2026-05-31
    days on market $175,000 Active 10 DOM
14. 2026-05-30
    days on market $175,000 Active 9 DOM
15. 2026-05-21
    listed $175,000 Active

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: +$325/yr (+$27/mo · 83.0%)

ⓘ 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 ≥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: $19,074
• − Mortgage interest: −$9,803
• − Property taxes: −$392
• − Insurance: −$875
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,091
• Taxable loss: −$138
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $2,822/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

1 event — show timeline

• 2026-05-21 Listed $175,000 VMLS

Property tax history

+0.0%/yr

Latest (2017): $392 · +0.0% YoY. Source: county tax records.