6453 Lincoln Park Pl · Huntsville, AL 35806

$599,000

5 bd · 1.5 ba · 3,670 sqft · SingleFamily public records · 89 Days on market

Built 2013 $163/sqft · 23% below area Est $708k · 15% under $70/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +14.4/15.0
• Appreciation +10.0/10.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Cash flow +2.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Stunning 5BR, 4BA retreat tucked away in the conveniently located and gorgeous Midtowne on the Park community. Wide-plank hardwood floors welcome you in, while the large kitchen with quartz countertops and oversized island offers plenty of room for hosting family and guests . A spacious bonus room adds versatility, and the fully fenced yard, covered porch, and patio create the perfect outdoor escape. Elegant and full of life, this home truly has it all. Midtowne on the Park has amenities like pool, fitness center, trails, pond and is minutes away from Bridge Street, Mid City, Research Park, and Redstone Arsenal. This home is ideal for easy, modern living!

Key facts

• Community pool
• Covered patio
• 2 garage spots

Tags

• LARGE QUARTZ KITCHEN ISLAND
• COVERED PATIO
• COMMUNITY GREENWAY ACCESS
• COMMUNITY POOL

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (62.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (64.7% below list).
• Recommended offer: $212k (64.7% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 3.8% in Huntsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Market conditions: Rents rising (+2.6%/yr); 216 active listings in the ZIP; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $64k of equity ($4k loan paydown + $60k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($563k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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.
• Current owner paid $330k; list at $599k implies a 81% gain — meaningful room to come down on a strong offer.

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 $211,600 (64.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 65% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.35% ✗
• Cap rate: 2.06%
• Cash-on-cash: -15.11%
• DSCR: 0.33
• GRM: 23.6

CMA / ARV

• ARV (median comp): $707,898
• List price: $599,000
• Delta: -15.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6414 Dunnavant Pl	0.10mi	4/3.0 (-1)	3,430 (-6%)	7mo	$625,000	$182	67
172 Country Rd NW	0.39mi	4/3.0 (-1)	3,531 (-4%)	2mo	$425,000	$120	63
6403 NW Dunnavant Pl	0.08mi	5/5.5	3,952 (+8%)	10mo	$715,000	$181	59
6305 Loring Loop NW	0.22mi	4/3.0 (-1)	3,384 (-8%)	9mo	$670,400	$198	58
6351 Loring Loop	0.21mi	4/4.5 (-1)	3,769 (+3%)	23mo	$769,000	$204	50
6310 Loring Loop	0.26mi	5/4.5	3,457 (-6%)	20mo	$680,000	$197	50
6408 Lenox Hill Way NW	0.41mi	5/3.0	3,372 (-8%)	18mo	$545,000	$162	46
1273 Smooth Stone Trl	0.35mi	4/3.0 (-1)	3,125 (-15%)	5mo	$682,605	$218	44
1104 Runaround Cir	0.44mi	4/3.5 (-1)	4,023 (+10%)	10mo	$625,000	$155	42
6425 Lenox Hill Way	0.49mi	4/3.0 (-1)	3,125 (-15%)	1mo	$579,900	$186	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 2.14×
• Total profit: $190,600
• Equity at exit: $539,627

10-year hold

• IRR: 13.8%
• Equity multiple: 4.96×
• Total profit: $664,894
• Equity at exit: $1,163,725

Cash invested: $167,720 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 216
• Price-to-rent: 23.6×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$323 /mo · $3,877/yr
• Insurance: −$250
• HOA: −$70
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-2,112

Break-even live

Break-even rent $4,790

Max offer price $225,856

Occupancy floor —

Sensitivity live

Price	-10% $-1,773	-5% $-1,943	+0% $-2,112	+5% $-2,282	+10% $-2,451
Rent	-10% $-2,279	-5% $-2,196	+0% $-2,112	+5% $-2,029	+10% $-1,945
Rate	-1.0pp $-1,811	-0.5pp $-1,960	base $-2,112	+0.5pp $-2,268	+1.0pp $-2,425

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: poolgym

Listing history 42 events

1. 2026-06-22
   days on market $599,000 Active 89 DOM
2. 2026-06-18
   days on market $599,000 Active 86 DOM
3. 2026-06-17
   days on market $599,000 Active 85 DOM
4. 2026-06-16
   days on market $599,000 Active 84 DOM
5. 2026-06-15
   days on market $599,000 Active 83 DOM
6. 2026-06-14
   days on market $599,000 Active 81 DOM
7. 2026-06-10
   days on market $599,000 Active 78 DOM
8. 2026-06-09
   days on market $599,000 Active 77 DOM
9. 2026-06-08
   days on market $599,000 Active 76 DOM
10. 2026-06-07
    pricedays on market $599,000 Active 75 DOM
11. 2026-06-03
    days on market $600,000 Active 71 DOM
12. 2026-06-02
    days on market $600,000 Active 70 DOM
13. 2026-06-01
    days on market $600,000 Active 69 DOM
14. 2026-05-31
    days on market $600,000 Active 68 DOM
15. 2026-05-30
    days on market $600,000 Active 67 DOM
16. 2026-05-14
    price $599,000 665-char remark

    Show marketing remark (665 chars)

    Stunning 5BR, 4BA retreat tucked away in the conveniently located and gorgeous Midtowne on the Park community. Wide-plank hardwood floors welcome you in, while the large kitchen with quartz countertops and oversized island offers plenty of room for hosting family and guests . A spacious bonus room adds versatility, and the fully fenced yard, covered porch, and patio create the perfect outdoor escape. Elegant and full of life, this home truly has it all. Midtowne on the Park has amenities like pool, fitness center, trails, pond and is minutes away from Bridge Street, Mid City, Research Park, and Redstone Arsenal. This home is ideal for easy, modern living!

17. 2026-05-06
    price $600,000 665-char remark

    Show marketing remark (665 chars)

    Stunning 5BR, 4BA retreat tucked away in the conveniently located and gorgeous Midtowne on the Park community. Wide-plank hardwood floors welcome you in, while the large kitchen with quartz countertops and oversized island offers plenty of room for hosting family and guests . A spacious bonus room adds versatility, and the fully fenced yard, covered porch, and patio create the perfect outdoor escape. Elegant and full of life, this home truly has it all. Midtowne on the Park has amenities like pool, fitness center, trails, pond and is minutes away from Bridge Street, Mid City, Research Park, and Redstone Arsenal. This home is ideal for easy, modern living!

18. 2026-04-29
    price $599,000 665-char remark

    Show marketing remark (665 chars)

    Stunning 5BR, 4BA retreat tucked away in the conveniently located and gorgeous Midtowne on the Park community. Wide-plank hardwood floors welcome you in, while the large kitchen with quartz countertops and oversized island offers plenty of room for hosting family and guests . A spacious bonus room adds versatility, and the fully fenced yard, covered porch, and patio create the perfect outdoor escape. Elegant and full of life, this home truly has it all. Midtowne on the Park has amenities like pool, fitness center, trails, pond and is minutes away from Bridge Street, Mid City, Research Park, and Redstone Arsenal. This home is ideal for easy, modern living!

19. 2026-03-24
    listed $600,000 Active 665-char remark

    Show marketing remark (665 chars)

    Stunning 5BR, 4BA retreat tucked away in the conveniently located and gorgeous Midtowne on the Park community. Wide-plank hardwood floors welcome you in, while the large kitchen with quartz countertops and oversized island offers plenty of room for hosting family and guests . A spacious bonus room adds versatility, and the fully fenced yard, covered porch, and patio create the perfect outdoor escape. Elegant and full of life, this home truly has it all. Midtowne on the Park has amenities like pool, fitness center, trails, pond and is minutes away from Bridge Street, Mid City, Research Park, and Redstone Arsenal. This home is ideal for easy, modern living!

20. 2026-01-26
    historical
21. 2026-01-26
    listed $599,000
22. 2026-01-14
    price $599,000
23. 2026-01-08
    price $600,000
24. 2025-12-31
    price $599,000
25. 2025-12-10
    price $600,000
26. 2025-12-04
    price $614,900
27. 2025-11-25
    price $615,000
28. 2025-11-19
    price $624,500
29. 2025-11-12
    price $625,000
30. 2025-10-30
    price $624,900
31. 2025-10-15
    status Active
32. 2025-10-15
    price $625,000
33. 2025-09-22
    historical
34. 2025-09-15
    price $650,000
35. 2025-09-11
    price $649,900
36. 2025-09-05
    price $649,800
37. 2025-08-14
    price $649,900
38. 2025-07-16
    price $670,000
39. 2025-07-03
    price $673,000
40. 2025-06-17
    listed $688,000 Active
41. 2013-09-09
    soldstatus $330,330
42. 2012-07-06
    listed $314,900

ⓘ 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: $3,877 · $323/mo
• Projected year-2 tax: $3,877 · $323/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,392
• − Mortgage interest: −$33,553
• − Property taxes: −$3,877
• − Insurance: −$2,995
• − Repairs & maintenance: −$2,031
• − Management: −$2,031
• − HOA: −$840
• − Depreciation: −$17,425
• Taxable loss: −$37,362
• Est. tax savings @ 24.0%: +$8,967
• After-tax cash flow: $-16,381/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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

+90.2% since first listed

27 events — show timeline

• 2026-05-14 Price Changed $599,000 VMLS
• 2026-05-06 Price Changed $600,000 VMLS
• 2026-04-29 Price Changed $599,000 VMLS
• 2026-03-24 Listed $600,000 VMLS
• 2026-01-26 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-01-26 Listed $599,000 REALTRACS as Distributed by MLS Grid
• 2026-01-14 Price Changed $599,000 VMLS
• 2026-01-08 Price Changed $600,000 VMLS
• 2025-12-31 Price Changed $599,000 VMLS
• 2025-12-10 Price Changed $600,000 VMLS
• 2025-12-04 Price Changed $614,900 VMLS
• 2025-11-25 Price Changed $615,000 VMLS
• 2025-11-19 Price Changed $624,500 VMLS
• 2025-11-12 Price Changed $625,000 VMLS
• 2025-10-30 Price Changed $624,900 VMLS
• 2025-10-15 Relisted — VMLS
• 2025-10-15 Price Changed $625,000 VMLS
• 2025-09-22 Delisted — VMLS
• 2025-09-15 Price Changed $650,000 VMLS
• 2025-09-11 Price Changed $649,900 VMLS
• 2025-09-05 Price Changed $649,800 VMLS
• 2025-08-14 Price Changed $649,900 VMLS
• 2025-07-16 Price Changed $670,000 VMLS
• 2025-07-03 Price Changed $673,000 VMLS
• 2025-06-17 Listed $688,000 VMLS
• 2013-09-09 Sold (MLS) $330,330 VMLS
• 2012-07-06 Listed $314,900 VMLS

Property tax history

+7.9%/yr

Latest (2024): $3,877 · +17.8% YoY. Source: county tax records.