1141 Birkhall Blvd · Huntsville, AL 35749

$227,000

3 bd · 2.0 ba · 1,164 sqft · SingleFamily · 23 Days on market

Built 2024 4,356 sqft lot $195/sqft · 20% below area Est $285k · 20% under $29/mo HOA · 2% of rent ↓ 12% since listing

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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 +15.0/15.0
• Cash flow +8.7/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming home combines comfort and convenience in a setting that feels just right. Thoughtfully designed spaces make it easy to relax, work, or gather with loved ones. The bedrooms offer flexibility for family, guests, or hobbies, and the backyard is perfect for unwinding in the evenings or hosting a weekend cookout. With shopping and dining nearby and Redstone Arsenal less than 30 minutes away, this home brings together everyday ease and a lifestyle you’ll love coming home to. 3k your way for buyers with accepted offer.

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $350

Exterior

• Parking: Attached two-car garage
• Utilities: Electric power
• Home design: Single-family residence; One-story home; Built in 2024
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Private sewer; Lot in Crown Creek Village subdivision

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $-190 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (21.5% below list).
• Recommended offer: $178k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: Providence Elementary (math 14% / reading 42%, grade F, #385 of 627 statewide, top 62%, 848 students, 52% FRL); Williams Middle School (math 16% / reading 50%, grade F, #101 of 257 statewide, top 40%, 548 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL).
• Market conditions: Rents flat; 675 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 23 days — a 2% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $178,185 (21.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 10.6

CMA / ARV

• ARV (median comp): $285,491
• List price: $227,000
• Delta: -17.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Tanger Glen Trl	0.15mi	3/2.0	1,164 (0%)	6mo	$244,995	$210	88
1111 Tanger Glen Trl NW	0.18mi	3/2.0	1,164 (0%)	5mo	$264,145	$227	88
1000 Birkhall Blvd	0.10mi	3/2.0	1,164 (0%)	15mo	$240,770	$207	83
1116 Birkhall Blvd	0.10mi	3/2.0	1,164 (0%)	20mo	$255,500	$220	78
1129 Birkhall Blvd	0.15mi	3/2.0	1,164 (0%)	23mo	$235,000	$202	74
2517 Old Railroad Bed Rd	0.13mi	3/1.5	1,008 (-13%)	15mo	$220,000	$218	57

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -24.8%
• Equity multiple: 0.17×
• Total profit: $-52,688
• Equity at exit: $33,846

10-year hold

• IRR: -28.8%
• Equity multiple: -0.20×
• Total profit: $-76,377
• Equity at exit: $19,627

Cash invested: $63,560 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 675
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,405/yr
• Insurance: −$95
• HOA: −$29
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-190

Break-even live

Break-even rent $2,022

Max offer price $199,494

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-112	+0% $-190	+5% $-269	+10% $-347
Rent	-10% $-331	-5% $-260	+0% $-190	+5% $-120	+10% $-49
Rate	-1.0pp $-76	-0.5pp $-132	base $-190	+0.5pp $-249	+1.0pp $-309

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17439 Morgan Dr Harvest, AL	3.0	2.0	1193	$1,550	$1.30	23d	1	0.47mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	46d	1	0.68mi
117 Water Oak Ct Harvest, AL	3.0	2.0	1400	$1,650	$1.18	45d	1	1.43mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 31 events

1. 2026-06-22
   days on market $227,000 Active 23 DOM
2. 2026-06-18
   days on market $227,000 Active 20 DOM
3. 2026-06-17
   days on market $227,000 Active 19 DOM
4. 2026-06-16
   days on market $227,000 Active 18 DOM
5. 2026-06-15
   days on market $227,000 Active 17 DOM
6. 2026-06-14
   days on market $227,000 Active 15 DOM
7. 2026-06-10
   days on market $227,000 Active 12 DOM
8. 2026-06-09
   days on market $227,000 Active 11 DOM
9. 2026-06-08
   days on market $227,000 Active 10 DOM
10. 2026-06-07
    pricedays on market $227,000 Active 9 DOM
11. 2026-06-03
    days on market $230,000 Active 5 DOM
12. 2026-06-02
    days on market $230,000 Active 4 DOM
13. 2026-06-01
    days on market $230,000 Active 3 DOM
14. 2026-05-31
    days on market $230,000 Active 2 DOM
15. 2026-05-30
    pricedays on marketlisting id $230,000 Active 1 DOM
16. 2026-04-13
    price $235,000 537-char remark
17. 2026-01-30
    status Active 537-char remark
18. 2026-01-30
    price $240,000 537-char remark
19. 2026-01-13
    status Pending 537-char remark
20. 2025-11-03
    price $235,000 537-char remark
21. 2025-09-01
    price $240,000 537-char remark
22. 2025-08-18
    listed $245,000 Active 537-char remark
23. 2025-06-14
    historical
24. 2025-05-29
    price $240,000
25. 2025-05-03
    price $248,000
26. 2025-02-15
    listed $250,000 Active
27. 2024-02-15
    soldstatus $237,995 Sold
28. 2024-01-18
    status Pending
29. 2023-12-15
    price $237,995
30. 2023-10-06
    price $249,995
31. 2023-09-11
    listed $257,050 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,382
• − Mortgage interest: −$12,716
• − Property taxes: −$3,405
• − Insurance: −$1,135
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − HOA: −$348
• − Depreciation: −$6,604
• Taxable loss: −$6,246
• Est. tax savings @ 24.0%: +$1,499
• After-tax cash flow: $-782/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): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

-11.7% since first listed

18 events — show timeline

• 2026-06-06 Price Changed $227,000 VMLS
• 2026-05-29 Listed $230,000 VMLS
• 2026-04-13 Price Changed $235,000 VMLS
• 2026-01-30 Relisted — VMLS
• 2026-01-30 Price Changed $240,000 VMLS
• 2026-01-13 Pending — VMLS
• 2025-11-03 Price Changed $235,000 VMLS
• 2025-09-01 Price Changed $240,000 VMLS
• 2025-08-18 Listed $245,000 VMLS
• 2025-06-14 Delisted — VMLS
• 2025-05-29 Price Changed $240,000 VMLS
• 2025-05-03 Price Changed $248,000 VMLS
• 2025-02-15 Listed $250,000 VMLS
• 2024-02-15 Sold (MLS) $237,995 VMLS
• 2024-01-18 Pending — VMLS
• 2023-12-15 Price Changed $237,995 VMLS
• 2023-10-06 Price Changed $249,995 VMLS
• 2023-09-11 Listed $257,050 VMLS