2412 Shady Lane Dr NW · Huntsville, AL 35810

$169,900

4 bd · 0.5 ba · 1,275 sqft · SingleFamily public records · 21 Days on market

Built 1960 0.35 ac lot Est $167k · at est.

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Why this score? — see what drove the C- 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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +6.7/15.0
• 1% rule +4.8/10.0
• 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 MLS

Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

Key facts

• Move-in ready home
• Generous backyard
• 0.35 acre lot

Tags

• GENEROUS BACKYARD
• MOVE-IN READY HOME

Property features AI

Finance

• Other: Directions: From Jordan Lane take a right on Grizzard Rd, turn right on Shady Lane Dr; house is on the left.
• HOA & community: No homeowners association; Subdivision: Halmac Estates

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One story; Built in 1960; Living area about 1,275 square feet; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Public water; Public sewer; Lot approximately 0.35 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Crawl space basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (2.5% below list).
• Recommended offer: $166k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Highlands Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 371 students, 83% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 74% FRL vs 46% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 34% district-wide (-20 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; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 39% 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $108k; list at $170k implies a 57% gain — meaningful room to come down on a strong offer.

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 $165,691 (2.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.98% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $167,025
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2410 Halmac Dr	0.07mi	3/1.5 (-1)	1,300 (+2%)	4mo	$170,000	$131	81
4006 Mcewen Dr	0.11mi	3/1.5 (-1)	1,250 (-2%)	4mo	$100,000	$80	79
3609 Purdy Dr	0.37mi	3/2.0 (-1)	1,172 (-8%)	1mo	$175,000	$149	58
3628 Grizzard Rd NW	0.38mi	3/2.0 (-1)	1,165 (-9%)	2mo	$178,500	$153	55
3511 Purdy Dr	0.53mi	3/1.5 (-1)	1,198 (-6%)	1mo	$150,000	$125	55
3504 Cable St NW	0.56mi	3/2.0 (-1)	1,339 (+5%)	1mo	$227,000	$170	54
3614 Wilbur Ave NW	0.52mi	3/2.0 (-1)	1,196 (-6%)	2mo	$150,000	$125	53
3402 Greenhill Dr	0.68mi	4/1.0	1,350 (+6%)	7mo	$104,000	$77	51
3413 Avondale Dr NW	0.64mi	3/2.0 (-1)	1,220 (-4%)	4mo	$139,000	$114	48
2822 Cora Hill Ave	0.72mi	3/2.0 (-1)	1,180 (-8%)	3mo	$204,900	$174	41
3809 Cary Rd	0.57mi	3/2.0 (-1)	1,410 (+11%)	5mo	$217,000	$154	40
2906 Hester Ln	0.71mi	3/1.0 (-1)	1,113 (-13%)	2mo	$122,000	$110	37

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-16,556
• Equity at exit: $25,333

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-12,923
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$891
• Tax from tax record: −$98 /mo · $1,175/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $249

Break-even live

Break-even rent $1,341

Max offer price $169,900

Occupancy floor 80%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	44d	1	0.30mi
2508 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1205	$1,385	$1.15	44d	1	0.35mi
2505 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1222	$1,300	$1.06	23d	1	0.38mi
4700 Sparkman Dr NW Huntsville, AL	3.0	1.5	1554	$1,350	$0.87	23d	1	0.39mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	44d	1	0.41mi
3203 Dyas Dr NW Huntsville, AL	3.0	2.0	1346	$2,100	$1.56	23d	1	0.41mi
3210 Caywood Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	14d	1	0.41mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	44d	1	0.42mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	21d	1	0.43mi
3210 Tucker Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	14d	1	0.43mi
3616 Hester Ln NW Huntsville, AL	4.0	2.0	1650	$1,350	$0.82	44d	1	0.46mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	23d	1	0.46mi
3303 Barton Ave NW Huntsville, AL	3.0	2.0	1750	$1,600	$0.91	44d	1	0.51mi
3614 Wilbur Ave NW Huntsville, AL	3.0	1.5	1196	$1,420	$1.19	23d	1	0.52mi
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	44d	1	0.53mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	44d	1	0.54mi
2613 Skyline Dr NW Huntsville, AL	4.0	2.0	1572	$1,695	$1.08	23d	1	0.57mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	23d	1	0.61mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	44d	1	0.64mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	44d	1	0.67mi
3423 Rosedale Dr NW Huntsville, AL	3.0	1.0	1145	$1,000	$0.87	44d	1	0.77mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	44d	1	0.79mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	23d	1	0.84mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	44d	1	0.88mi
2002 Laverne Dr NW Huntsville, AL	3.0	1.5	1165	$1,100	$0.94	23d	1	0.88mi
3304 Buttrey Dr NW Huntsville, AL	4.0	2.0	1656	$1,681	$1.02	23d	1	0.90mi
2803 Hester Ln NW Huntsville, AL	3.0	1.5	1224	$1,400	$1.14	23d	1	0.98mi
6008 Ellington Rd NW Huntsville, AL	4.0	2.5	1845	$1,595	$0.86	44d	1	1.00mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$1,900	$1.06	14d	1	1.00mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$2,100	$1.17	23d	1	1.00mi
2721 Clayton Dr NW Huntsville, AL	3.0	1.0	1000	$998	$1.00	44d	1	1.06mi
2706 Norton Ave NW Huntsville, AL	3.0	2.0	1127	$1,098	$0.97	44d	1	1.11mi
2711 Clayton Dr NW Huntsville, AL	3.0	1.5	1030	$1,400	$1.36	44d	1	1.13mi
2502 Hill St NW Huntsville, AL	3.0	1.0	1288	$1,200	$0.93	44d	1	1.14mi
4706 Whitehall Dr NW Huntsville, AL	3.0	2.0	1469	$1,550	$1.06	21d	1	1.22mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	23d	1	1.24mi
3606 Crestmore Ave NW Huntsville, AL	4.0	2.0	1275	$1,400	$1.10	21d	1	1.26mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,300	$1.27	23d	1	1.28mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	1.28mi
2416 Hanover Dr NW Huntsville, AL	3.0	2.0	1300	$1,395	$1.07	44d	1	1.32mi

Listing history 28 events

1. 2026-06-18
   days on market $169,900 Active 21 DOM
2. 2026-06-17
   days on market $169,900 Active 20 DOM
3. 2026-06-16
   days on market $169,900 Active 19 DOM
4. 2026-06-15
   days on market $169,900 Active 18 DOM
5. 2026-06-14
   days on market $169,900 Active 16 DOM
6. 2026-06-10
   days on market $169,900 Active 13 DOM
7. 2026-06-09
   days on market $169,900 Active 12 DOM
8. 2026-06-08
   days on market $169,900 Active 11 DOM
9. 2026-06-07
   days on market $169,900 Active 10 DOM
10. 2026-06-03
    days on market $169,900 Active 6 DOM
11. 2026-06-02
    days on market $169,900 Active 5 DOM
12. 2026-06-01
    days on market $169,900 Active 4 DOM
13. 2026-05-31
    days on market $169,900 Active 3 DOM
14. 2026-05-30
    days on market $169,900 Active 2 DOM
15. 2026-05-28
    listed $169,900 Active
16. 2021-12-01
    soldstatus $108,000
17. 2021-11-17
    soldstatus $108,000 Sold 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

18. 2021-11-04
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

19. 2021-10-28
    status Active 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

20. 2021-10-05
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

21. 2021-09-30
    price $110,000 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

22. 2021-09-27
    price $113,900 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

23. 2021-09-22
    status Active 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

24. 2021-09-11
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

25. 2021-09-02
    status Active 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

26. 2021-09-02
    price $114,900 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

27. 2021-08-08
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

28. 2021-08-02
    listed $120,000 Active 264-char remark

    Show marketing remark (264 chars)

    Investor special!! This home is being sold as is, where is. New HVAC has been ordered but will not be installed. The roof is new. The water heater is new. This home has brand new cabinets in the kitchen. New windows 30 year structural warranty on the repairs made.

ⓘ 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: $1,175 · $98/mo
• Projected year-2 tax: $1,175 · $98/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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $19,883
• − Mortgage interest: −$9,517
• − Property taxes: −$1,175
• − Insurance: −$850
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$4,943
• Taxable income: $217
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $2,939/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

+41.6% since first listed

14 events — show timeline

• 2026-05-28 Listed $169,900 VMLS
• 2021-12-01 Sold (Public Records) $108,000 Public Records
• 2021-11-17 Sold (MLS) $108,000 VMLS
• 2021-11-04 Pending — VMLS
• 2021-10-28 Relisted — VMLS
• 2021-10-05 Pending — VMLS
• 2021-09-30 Price Changed $110,000 VMLS
• 2021-09-27 Price Changed $113,900 VMLS
• 2021-09-22 Relisted — VMLS
• 2021-09-11 Pending — VMLS
• 2021-09-02 Relisted — VMLS
• 2021-09-02 Price Changed $114,900 VMLS
• 2021-08-08 Pending — VMLS
• 2021-08-02 Listed $120,000 VMLS

Property tax history

+11.2%/yr

Latest (2024): $1,175 · +17.4% YoY. Source: county tax records.