2822 Hilltop Ter · Huntsville, AL 35810

$104,000

4 bd · 1.0 ba · 1,965 sqft · SingleFamily public records · 27 Days on market

Built 1966 8,712 sqft lot $53/sqft · 55% below area

---

Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor special in North Huntsville! This 4-bedroom, 2-bath split-level home offers a fantastic opportunity for those looking to add value and make it their own. Featuring a spacious layout with multiple living areas, this property provides plenty of room to reimagine and customize. The split-level design offers separation of space, ideal for flexible living arrangements. Situated on a generous lot, there’s ample outdoor space with potential for enhancements. Being sold as-is, this home is perfect for investors, renovators, or buyers seeking a project with strong upside potential.

Key facts

• 8,712 sq ft lot
• Listed 27 days

Property features AI

Finance

• Other: Property on 0.2 acre lot
• HOA & community: No homeowners association; Subdivision: Rolling Hills

Exterior

• Parking: Paved/asphalt driveway
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; Residential property; 2,166 square feet living area; Not new construction
• Construction: Vinyl siding; Slab foundation
• Exterior features: Public water source; Public sewer

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: 8 total rooms; Multi/split levels

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $102k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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 $719 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($102k) 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 $102,440 (1.5% 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: 1.54% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.87%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (median comp): $257,467
• List price: $104,000
• Delta: -59.61%
• 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
5000 NW Rolling Hills Dr NW	0.12mi	5/2.0 (+1)	2,005 (+2%)	1mo	$225,000	$112	82
4902 Hannahs Habitat Way NW	0.22mi	4/3.0	2,136 (+9%)	1mo	$315,323	$148	66
6212 Achievement Cir	0.65mi	4/2.0	1,964 (-0%)	4mo	$294,900	$150	62
6221 Achievement Cir NW	0.69mi	4/2.0	1,964 (-0%)	6mo	$419,306	$213	58
3713 Jaguar Way	0.67mi	4/2.0	1,964 (-0%)	8mo	$306,732	$156	58
2806 Hilltop Ter NW	0.12mi	5/3.0 (+1)	2,241 (+14%)	2mo	$104,000	$46	56
5003 Ortega Cir NW	0.60mi	3/2.0 (-1)	1,945 (-1%)	7mo	$180,000	$93	55
3705 Jaguar Way NW	0.67mi	4/3.0	2,136 (+9%)	1mo	$339,016	$159	46
3717 Jaguar Way	0.67mi	4/3.0	2,136 (+9%)	3mo	$361,277	$169	44
6203 Achievement Cir NW	0.67mi	4/3.0	2,136 (+9%)	8mo	$321,846	$151	40
6014 Pulaski Pike NW	0.72mi	3/1.5 (-1)	1,700 (-14%)	1mo	$180,000	$106	36
4212 Tee Jay Cir	0.66mi	3/3.5 (-1)	1,730 (-12%)	3mo	$219,000	$127	32

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: 15.0%
• Equity multiple: 1.58×
• Total profit: $16,884
• Equity at exit: $15,507

10-year hold

• IRR: 21.5%
• Equity multiple: 2.58×
• Total profit: $46,034
• Equity at exit: $8,992

Cash invested: $29,120 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$545
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $603

Break-even live

Break-even rent $835

Max offer price $104,000

Occupancy floor 57%

Sensitivity live

Price	-10% $662	-5% $633	+0% $603	+5% $574	+10% $545
Rent	-10% $477	-5% $540	+0% $603	+5% $667	+10% $730
Rate	-1.0pp $656	-0.5pp $630	base $603	+0.5pp $577	+1.0pp $549

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	14d	2	0.30mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	24d	1	0.48mi
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	44d	1	0.48mi
5003 Stag Run Cir NW Huntsville, AL	3.0	2.0	1410	$1,450	$1.03	14d	1	0.81mi
3904 Battlefield Dr NW Huntsville, AL	4.0	2.0	1890	$1,600	$0.85	44d	1	0.81mi
3813 Millbrae Dr NW Huntsville, AL	4.0	2.0	1500	$1,895	$1.26	44d	1	0.86mi
6309 Matic Rd NW Huntsville, AL	4.0	2.0	1334	$1,800	$1.35	44d	1	0.87mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	44d	1	0.92mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	44d	1	1.09mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	44d	1	1.12mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	44d	1	1.14mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	44d	1	1.14mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	24d	1	1.17mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	44d	1	1.20mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	24d	1	1.22mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	45d	1	1.28mi
2801 Penland Ave NW Huntsville, AL	3.0	2.0	1650	$1,450	$0.88	24d	1	1.39mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	44d	1	1.43mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	24d	1	1.46mi

Listing history 1 events

1. 2026-04-25
   listed $104,000 Active 594-char remark

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $852 · $71/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 2/10 Low
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,188
• − Mortgage interest: −$5,826
• − Property taxes: −$852
• − Insurance: −$520
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$3,025
• Taxable income: $5,894
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,827/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

2 events — show timeline

• 2026-05-22 Pending — VMLS
• 2026-04-25 Listed $104,000 VMLS

Property tax history

+6.5%/yr

Latest (2024): $852 · +2.5% YoY. Source: county tax records.