2040 Woodlawn Dr #0 · Huntsville, AL 35803

$125,000

1 bd · 1.0 ba · 752 sqft · Condo public records · 360 Days on market

Built 1982 $166/sqft · 13% below area Est $151k · 17% under $289/mo HOA · 26% 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 +15.0/15.0
• Cash flow +7.3/30.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

These don't come available often. One bedroom tree house condo at Plantation South. Second level condo, convenient to the pool with balcony and exterior storage closet. Refrigerator, stove, dishwasher, washer and dryer remain.

Key facts

• Second level condo
• Tree house condo
• Balcony

Tags

• TREE HOUSE CONDO
• SECOND LEVEL CONDO
• BALCONY
• EXTERIOR STORAGE CLOSET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $96k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (11.2% below list).
• Recommended offer: $96k (23.5% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+3.7%/yr); 280 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent is only 13% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 360 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $37k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $125k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,616 (23.5% 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. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 24% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.89% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.70%
• DSCR: 0.75
• GRM: 9.4

CMA / ARV

• ARV (median comp): $151,056
• List price: $125,000
• Delta: -17.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.15×
• Total profit: $-29,912
• Equity at exit: $18,638

10-year hold

• IRR: -18.0%
• Equity multiple: -0.02×
• Total profit: $-35,800
• Equity at exit: $10,808

Cash invested: $35,000 (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 35803

• Home prices YoY: -22.9%
• Rents YoY: 3.7%
• Active inventory: 280
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,110 high
• Mortgage (P&I): −$656
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$52
• HOA: −$289
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-166

Break-even live

Break-even rent $1,321

Max offer price $95,616

Occupancy floor —

Sensitivity live

Price	-10% $-96	-5% $-131	+0% $-166	+5% $-202	+10% $-237
Rent	-10% $-254	-5% $-210	+0% $-166	+5% $-122	+10% $-79
Rate	-1.0pp $-103	-0.5pp $-135	base $-166	+0.5pp $-199	+1.0pp $-232

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2136 Belle Grove Dr SW Unit 2136 Huntsville, AL	1.0	1.0	787	$1,000	$1.27	22d	1	0.10mi
2007 Reaches Pl SW Unit D Huntsville, AL	2.0	2.5	1088	$1,250	$1.15	24d	1	0.11mi
3016 Live Oak Ln SW Unit na Huntsville, AL	2.0	1.5	1030	$995	$0.97	44d	1	0.12mi
2005 Reaches Pl SW Unit 2005 Huntsville, AL	2.0	3.0	1088	$1,850	$1.70	15d	1	0.13mi
8003 Benaroya Ln SW Huntsville, AL	1.0–2.0	1.0–2.0	800	$824	$1.03	15d	28	0.23mi
4100 Memorial Pkwy SW Huntsville, AL	1.0–2.0	1.0–1.5	1050	$666	$0.63	24d	26	0.48mi
4035 Hunters Ridge Dr SW Unit 8 Huntsville, AL	1.0	1.0	570	$699	$1.23	24d	1	0.72mi
4035 Hunters Ridge Dr SW Unit 4 Huntsville, AL	1.0	1.0	570	$650	$1.14	44d	1	0.72mi
4026 Hunters Ridge Dr SW Unit 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	44d	1	0.72mi
4029 Hunters Ridge Dr SW Unit 7 Huntsville, AL	2.0	1.0	750	$825	$1.10	44d	1	0.75mi
8050 Lenox Ln SW Huntsville, AL	2.0	1.0	878	$1,250	$1.42	15d	1	0.77mi
4115 Hunters Ridge Dr SW Unit 4 Huntsville, AL	1.0	1.0	570	$725	$1.27	44d	1	0.80mi
4117 Hunters Ridge Dr SW Unit 11 Huntsville, AL	2.0	1.0	750	$825	$1.10	15d	1	0.82mi
4117 Hunters Ridge Dr SW Unit 4 Huntsville, AL	1.0	1.0	570	$699	$1.23	24d	1	0.82mi
8142 Oldfield Rd SW Unit 3 Huntsville, AL	2.0	2.0	1000	$1,400	$1.40	44d	1	0.85mi
4015 Hunters Ridge Dr SW Unit 8 Huntsville, AL	1.0	1.0	570	$699	$1.23	24d	1	0.85mi
3929 Highridge Dr SW Unit A Huntsville, AL	2.0	1.0	833	$875	$1.05	44d	1	0.91mi
3929 Highridge Dr SW Unit D Huntsville, AL	2.0	1.0	781	$825	$1.06	44d	1	0.91mi
2225 Golf Rd SW Unit 101-1 Huntsville, AL	2.0	1.5	1080	$1,500	$1.39	44d	1	0.99mi
2225 Golf Rd SW Huntsville, AL	1.0–2.0	1.0–2.0	744	$925	$1.24	24d	2	1.01mi

HOA detail condo

• Monthly dues: $289 · $3,468/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $125,000 Active 360 DOM
2. 2026-06-17
   days on market $125,000 Active 359 DOM
3. 2026-06-16
   days on market $125,000 Active 358 DOM
4. 2026-06-15
   days on market $125,000 Active 357 DOM
5. 2026-06-14
   days on market $125,000 Active 355 DOM
6. 2026-06-10
   days on market $125,000 Active 352 DOM
7. 2026-06-09
   days on market $125,000 Active 351 DOM
8. 2026-06-08
   days on market $125,000 Active 350 DOM
9. 2026-06-07
   days on market $125,000 Active 349 DOM
10. 2026-06-03
    days on market $125,000 Active 345 DOM
11. 2026-06-02
    days on market $125,000 Active 344 DOM
12. 2026-06-01
    days on market $125,000 Active 343 DOM
13. 2026-05-31
    days on market $125,000 Active 342 DOM
14. 2026-05-30
    days on market $125,000 Active 341 DOM
15. 2026-05-10
    price $125,000 226-char remark

    Show marketing remark (226 chars)

    These don't come available often. One bedroom tree house condo at Plantation South. Second level condo, convenient to the pool with balcony and exterior storage closet. Refrigerator, stove, dishwasher, washer and dryer remain.

16. 2026-01-01
    price $139,000 226-char remark

    Show marketing remark (226 chars)

    These don't come available often. One bedroom tree house condo at Plantation South. Second level condo, convenient to the pool with balcony and exterior storage closet. Refrigerator, stove, dishwasher, washer and dryer remain.

17. 2025-12-23
    status Active 226-char remark

    Show marketing remark (226 chars)

    These don't come available often. One bedroom tree house condo at Plantation South. Second level condo, convenient to the pool with balcony and exterior storage closet. Refrigerator, stove, dishwasher, washer and dryer remain.

18. 2025-07-30
    price $149,000 226-char remark

    Show marketing remark (226 chars)

    These don't come available often. One bedroom tree house condo at Plantation South. Second level condo, convenient to the pool with balcony and exterior storage closet. Refrigerator, stove, dishwasher, washer and dryer remain.

19. 2025-07-17
    price $159,000 226-char remark

    Show marketing remark (226 chars)

    These don't come available often. One bedroom tree house condo at Plantation South. Second level condo, convenient to the pool with balcony and exterior storage closet. Refrigerator, stove, dishwasher, washer and dryer remain.

20. 2025-06-21
    listed $162,000 Active 226-char remark

    Show marketing remark (226 chars)

    These don't come available often. One bedroom tree house condo at Plantation South. Second level condo, convenient to the pool with balcony and exterior storage closet. Refrigerator, stove, dishwasher, washer and dryer remain.

21. 2019-07-03
    soldstatus $56,500

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 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: $13,320
• − Mortgage interest: −$7,002
• − Property taxes: −$560
• − Insurance: −$625
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − HOA: −$3,468
• − Depreciation: −$3,636
• Taxable loss: −$4,102
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $-1,011/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): 29,197
• Household income: $100,846
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 411.0

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Chinese 2% German/W. Germanic 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: ▼ -110.53%
• Current HPI: 372.1842
• Rent YoY: ▲ 3.72%
• 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

+121.2% since first listed

7 events — show timeline

• 2026-05-10 Price Changed $125,000 VMLS
• 2026-01-01 Price Changed $139,000 VMLS
• 2025-12-23 Relisted — VMLS
• 2025-07-30 Price Changed $149,000 VMLS
• 2025-07-17 Price Changed $159,000 VMLS
• 2025-06-21 Listed $162,000 VMLS
• 2019-07-03 Sold (Public Records) $56,500 Public Records

Property tax history

-0.0%/yr

Latest (2024): $560 · +0.0% YoY. Source: county tax records.