5005 Stag Run Cir NW · Huntsville, AL 35810

$114,950

4 bd · 0.5 ba · 1,360 sqft · SingleFamily public records · 21 Days on market

Built 1965 10,454 sqft lot Est $185k · 38% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Welcome to this inviting single-family home located in the well-established Stag Run subdivision. This home features a split-level layout with one level on the main floor and one level in the basement, providing a functional and flexible floor plan. The main level offers comfortable living and dining areas with abundant natural light and a traditional flow ideal for everyday living and entertaining. The lower level includes a spacious recreation room in the basement, perfect for additional living space, a media area, home office, or playroom. The home’s solid mid-century construction provides a strong foundation for updates, personalization, or investment potential. Outside, the prope

Key facts

• Generous yard
• Mature surroundings
• Split-level layout

Tags

• SPLIT-LEVEL LAYOUT
• SPACIOUS RECREATION ROOM
• SOLID MID-CENTURY CONSTRUCTION
• GENEROUS YARD
• MATURE SURROUNDINGS
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Lot size approximately 0.24 acres; Subdivision: STAGG RUN
• Financial info: Monthly fire fee ($10); Monthly garbage fee ($21)

Exterior

• Parking: Front garage entry; Driveway parking; 1-car garage (main level)
• Utilities: Underground utilities; Public water; Connected sewer; Unknown internet service availability
• Home design: 3-side brick construction; Basement foundation; Existing (previously built)
• Construction: 3-side brick exterior; Concrete block basement
• Exterior features: No waterfront; No pool; No patio; No decks; No garden/patio

Interior

• Kitchen: Laminate countertops; Electric oven; Electric stove; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; One bedroom in the basement
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: One full bathroom; One half bathroom; Tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Tri-level: No; Split level: No; Split foyer: No; Pull-down attic; Partial basement with both finished and unfinished areas (concrete block); Ceilings: Other (see remarks)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.7% 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $794 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

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 $113,225 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — 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: 1.38% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.31%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $184,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4813 Joy Dr	0.57mi	3/1.5 (-1)	1,338 (-2%)	3mo	$130,000	$97	60
4813 Aubrey Cir NW	0.54mi	3/1.0 (-1)	1,305 (-4%)	11mo	$180,000	$138	52
3705 Fox Trail Cir	0.12mi	3/2.0 (-1)	1,185 (-13%)	13mo	$180,000	$152	51
3931 Neptune Dr NW	0.64mi	4/2.0	1,422 (+5%)	8mo	$193,000	$136	50
5009 Lumary Dr NW	0.51mi	3/2.0 (-1)	1,480 (+9%)	4mo	$227,500	$154	47
5010 Lyngail Dr NW	0.55mi	3/2.0 (-1)	1,400 (+3%)	14mo	$199,900	$143	47
5019 Lumary Dr	0.56mi	3/2.0 (-1)	1,425 (+5%)	10mo	$167,000	$117	46
4812 Cutler Dr NW	0.68mi	3/2.0 (-1)	1,350 (-1%)	16mo	$165,000	$122	42
3709 Steadman Dr NW	0.36mi	3/1.0 (-1)	1,200 (-12%)	19mo	$153,500	$128	40
3912 Neptune Dr	0.62mi	3/1.5 (-1)	1,528 (+12%)	4mo	$189,900	$124	38
3923 Neptune Dr	0.62mi	3/1.5 (-1)	1,276 (-6%)	18mo	$139,000	$109	37
4728 NW Lumary Dr NW	0.59mi	3/2.0 (-1)	1,200 (-12%)	9mo	$180,000	$150	34

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: 8.0%
• Equity multiple: 1.30×
• Total profit: $9,686
• Equity at exit: $17,139

10-year hold

• IRR: 14.6%
• Equity multiple: 2.02×
• Total profit: $32,862
• Equity at exit: $9,939

Cash invested: $32,186 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$603
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $518

Break-even live

Break-even rent $933

Max offer price $114,950

Occupancy floor 62%

Sensitivity live

Price	-10% $583	-5% $550	+0% $518	+5% $485	+10% $453
Rent	-10% $392	-5% $455	+0% $518	+5% $581	+10% $643
Rate	-1.0pp $576	-0.5pp $547	base $518	+0.5pp $488	+1.0pp $458

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: $28,738
• Closing costs: $3,448
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5003 Stag Run Cir NW Huntsville, AL	3.0	2.0	1410	$1,450	$1.03	15d	1	0.03mi
3706 Wilbanks Dr NW Huntsville, AL	3.0	1.0	1000	$1,300	$1.30	45d	1	0.25mi
3708 Valleydale Rd NW Huntsville, AL	3.0	1.5	1136	$1,350	$1.19	45d	1	0.36mi
3814 Timwood Dr NW Huntsville, AL	3.0	2.0	1157	$1,195	$1.03	45d	1	0.70mi
3729 Millbrae Dr NW Huntsville, AL	3.0	1.0	1050	$1,458	$1.39	15d	1	0.74mi
3813 Millbrae Dr NW Huntsville, AL	4.0	2.0	1500	$1,895	$1.26	45d	1	0.78mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	24d	1	0.91mi
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	45d	1	0.92mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	15d	2	1.08mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	24d	1	1.08mi
3314 Deerfield Rd NW Huntsville, AL	3.0	2.0	1207	$1,350	$1.12	45d	1	1.10mi
6309 Matic Rd NW Huntsville, AL	4.0	2.0	1334	$1,800	$1.35	45d	1	1.10mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	24d	1	1.14mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	45d	1	1.17mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	45d	1	1.18mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	45d	1	1.30mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	24d	1	1.36mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	24d	1	1.38mi
3614 Wilbur Ave NW Huntsville, AL	3.0	1.5	1196	$1,420	$1.19	24d	1	1.39mi
6008 Ellington Rd NW Huntsville, AL	4.0	2.5	1845	$1,595	$0.86	45d	1	1.40mi
3210 Tucker Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	15d	1	1.41mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	24d	1	1.41mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	15d	1	1.43mi
3210 Caywood Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	15d	1	1.43mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	45d	1	1.45mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	45d	1	1.46mi
3423 Rosedale Dr NW Huntsville, AL	3.0	1.0	1145	$1,000	$0.87	45d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $114,950 Active 21 DOM
2. 2026-06-17
   days on market $114,950 Active 20 DOM
3. 2026-06-16
   days on market $114,950 Active 19 DOM
4. 2026-06-15
   days on market $114,950 Active 18 DOM
5. 2026-06-14
   days on market $114,950 Active 16 DOM
6. 2026-06-10
   days on market $114,950 Active 13 DOM
7. 2026-06-09
   days on market $114,950 Active 12 DOM
8. 2026-06-08
   days on market $114,950 Active 11 DOM
9. 2026-06-07
   days on market $114,950 Active 10 DOM
10. 2026-06-03
    days on market $114,950 Active 6 DOM
11. 2026-06-02
    days on market $114,950 Active 5 DOM
12. 2026-06-01
    days on market $114,950 Active 4 DOM
13. 2026-05-31
    days on market $114,950 Active 3 DOM
14. 2026-05-30
    days on market $114,950 Active 2 DOM
15. 2026-05-28
    listed $114,950 Active
16. 2024-03-27
    soldstatus $360,000

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,041 · $87/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 5/10 Major 7 d/yr ≥105°F today · 19 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: $19,067
• − Mortgage interest: −$6,439
• − Property taxes: −$1,041
• − Insurance: −$575
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$3,344
• Taxable income: $4,618
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $5,106/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

-68.1% since first listed

2 events — show timeline

• 2026-05-28 Listed $114,950 Greater Alabama MLS
• 2024-03-27 Sold (Public Records) $360,000 Public Records

Property tax history

+3.8%/yr

Latest (2024): $1,041 · +2.5% YoY. Source: county tax records.