123 Dexter Cir · Huntsville, AL 35757

$220,000

3 bd · 1.0 ba · 1,311 sqft · SingleFamily public records · 34 Days on market

Built 1981 1.21 ac lot $168/sqft · 16% below area Est $263k · 16% 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 +15.7/30.0
• ARV discount +14.8/15.0
• DSCR +4.8/10.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Roof and Water Heater arevless than a year old! 3BR/2BA home on a rare double lot totaling over an acre with NO HOA! This property offers endless potential for investors or buyers looking to add a little elbow grease equity. Spacious lot provides room for expansion, outdoor living, or additional structures. Convenient location with plenty of space and flexibility. Don’t miss your chance to own over an acre at an affordable price!

Key facts

• Double lot
• Convenient location
• Endless potential

Tags

• DOUBLE LOT
• OUTDOOR LIVING
• ADDITIONAL STRUCTURES
• CONVENIENT LOCATION
• ENDLESS POTENTIAL

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Hunts West

Exterior

• Parking: Two-car garage that faces the front
• Utilities: Septic tank sewer
• Home design: Single family residence; Residential property; Built in 1981; Single-story; Living area approximately 1,320 square feet
• Construction: Slab foundation
• Exterior features: Vinyl siding; Public water

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms included in room count)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One-level layout; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/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 $175k (20.6% below list).
• Recommended offer: $175k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Zoned schools: Endeavor Elementary School (math 30% / reading 63%, grade D-, #159 of 627 statewide, top 26%, 628 students, 33% FRL); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 203 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2k of loan paydown is wiped out by about $7k 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 34 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,787 (20.6% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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: 0.79% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (median comp): $262,535
• List price: $220,000
• Delta: -16.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Dexter Cir	0.00mi	3/2.0	1,320 (+1%)	0mo	$229,000	$173	94
132 Dexter Cir	0.16mi	3/2.0	1,244 (-5%)	1mo	$225,000	$181	80
249 Usher Rd	0.15mi	3/2.0	1,363 (+4%)	7mo	$225,000	$165	76
112 Dexter Cir	0.10mi	3/2.0	1,215 (-7%)	4mo	$242,500	$200	76
229 Countrywood Ct	0.44mi	3/2.0	1,325 (+1%)	1mo	$263,000	$198	73
155 Dexter Cir	0.09mi	3/2.0	1,440 (+10%)	5mo	$240,000	$167	71
196 Barnstable Ct	0.54mi	3/2.0	1,319 (+1%)	8mo	$240,000	$182	63
198 Usher Rd	0.24mi	3/2.0	1,438 (+10%)	9mo	$265,000	$184	61
7424 Wall Triana Hwy	0.34mi	2/1.5 (-1)	1,434 (+9%)	1mo	$285,000	$199	61
204 Leslie Ln	0.71mi	3/2.0	1,235 (-6%)	20mo	$254,000	$206	36
115 Greenwood Cir	0.73mi	3/2.0	1,153 (-12%)	11mo	$216,500	$188	32
101 Hayloft Ct	0.75mi	3/2.0	1,505 (+15%)	11mo	$295,000	$196	27

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 · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-33,668
• Equity at exit: $32,803

10-year hold

• IRR: -11.1%
• Equity multiple: 0.39×
• Total profit: $-37,538
• Equity at exit: $19,022

Cash invested: $61,600 (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 35757

• Home prices YoY: -10.3%
• Rents YoY: 0.7%
• Active inventory: 203
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,748 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $95

Break-even live

Break-even rent $1,627

Max offer price $220,000

Occupancy floor 90%

Sensitivity live

Price	-10% $220	-5% $158	+0% $95	+5% $33	+10% $-292
Rent	-10% $-43	-5% $26	+0% $95	+5% $164	+10% $233
Rate	-1.0pp $206	-0.5pp $151	base $95	+0.5pp $38	+1.0pp $-20

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Sabel Cir Madison, AL	3.0	2.5	1412	$1,698	$1.20	14d	1	0.22mi
7403 Wall Triana Hwy Madison, AL	3.0	2.0	1512	$1,495	$0.99	24d	1	0.31mi
117 Water Oak Ct Harvest, AL	3.0	2.0	1400	$1,650	$1.18	44d	1	0.77mi
324 Willow Oak Dr Harvest, AL	3.0	2.0	1226	$1,850	$1.51	14d	1	0.90mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	45d	1	1.04mi
136 Populus Dr Harvest, AL	3.0	2.0	1374	$1,600	$1.16	44d	1	1.28mi
409 Summer Cove Cir NW Madison, AL	3.0	2.0	1500	$1,795	$1.20	44d	1	1.28mi
113 Suffolk Dr Madison, AL	3.0	2.0	1453	$1,800	$1.24	44d	1	1.34mi
106 Crab Orchard Dr Madison, AL	4.0	2.0	1675	$1,750	$1.04	44d	1	1.39mi

Listing history 5 events

1. 2026-05-05
   historical Contingent 440-char remark
2. 2026-04-23
   listed $220,000 Active 440-char remark
3. 2019-07-26
   soldstatus $135,000
4. 2015-03-04
   soldstatus $113,000
5. 2006-04-19
   soldstatus $202,612

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$420/yr (+$35/mo · 87.3%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 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: $20,974
• − Mortgage interest: −$12,323
• − Property taxes: −$482
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,678
• − Management: −$1,678
• − Depreciation: −$6,400
• Taxable loss: −$2,687
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,788/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

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 18,529
• Household income: $106,175
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 242.0

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 0.56)
• Race & ethnicity: White 61% Black 26% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -31.04%
• Current HPI: 269.7329
• Rent YoY: ▲ 0.69%
• 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

+13.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $229,000 VMLS
• 2026-05-27 Pending — VMLS
• 2026-05-05 Contingent — VMLS
• 2026-04-23 Listed $220,000 VMLS
• 2019-07-26 Sold (Public Records) $135,000 Public Records
• 2015-03-04 Sold (Public Records) $113,000 Public Records
• 2006-04-19 Sold (Public Records) $202,612 Public Records

Property tax history

+6.4%/yr

Latest (2024): $482 · +4.1% YoY. Source: county tax records.