3613 Mcvay St · Huntsville, AL 35805

$123,900

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 20 Days on market

Built 1950 8,276 sqft lot Est $168k · 26% under ↓ 29% since listing

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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 +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Super cute little house near Redstone Arsenal! This 3 bedroom home features a spacious living room and formal dining room. Flat fenced back yard. Update this home to make it yours or renovate for a great investment property. SOLD AS IS WHERE IS.

Key facts

• Fenced back yard
• Investment property
• 8,276 sq ft lot

Tags

• FENCED BACK YARD
• INVESTMENT PROPERTY

Property features AI

Finance

• Other: Directions: From Memorial Parkway, Clinton West. South on Triana Blvd. West on Drake. North on McVay
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Concrete driveway
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 1950; Residential property
• Construction: Vinyl siding; No fireplaces
• Exterior features: Front porch; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $230 ($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 $123k (1.0% below list).
• Recommended offer: $122k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Ridgecrest Elementary School (math 8% / reading 35%, grade F, #450 of 627 statewide, top 72%, 511 students, 85% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 68% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-16 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 rising (+1.8%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 42% of the median local income ($35k/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 $857 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 20 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $122,041 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.99% ✗
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $168,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3916 Troy Swasey Blvd SW	0.39mi	3/2.0	1,208 (+0%)	10mo	$124,000	$103	69
3223 Montrose St SW	0.27mi	3/1.5	1,308 (+9%)	4mo	$142,500	$109	67
3209 Berkley St SW	0.37mi	3/1.5	1,320 (+10%)	2mo	$120,000	$91	63
4207 Toftoy Dr SW	0.68mi	3/1.5	1,211 (+1%)	6mo	$229,000	$189	60
3820 Troy Swasey Blvd SW	0.30mi	3/1.0	1,038 (-14%)	8mo	$157,000	$151	57
4011 Patton Rd	0.42mi	3/2.0	1,274 (+6%)	12mo	$110,000	$86	57
4109 Coffee Cir SW	0.64mi	3/2.0	1,228 (+2%)	8mo	$175,000	$143	56
3811 SW Saturn Dr	0.56mi	3/2.0	1,266 (+5%)	8mo	$245,000	$194	54
3710 Ashland Dr	0.44mi	3/1.5	1,081 (-10%)	8mo	$125,000	$116	54
4213 Coffee Dr	0.60mi	3/1.5	1,286 (+7%)	7mo	$200,000	$156	53
3500 Spruce Ave	0.73mi	3/1.0	1,136 (-6%)	10mo	$159,000	$140	48
2816 Hillsboro Rd SW	0.67mi	2/1.0 (-1)	1,036 (-14%)	4mo	$143,000	$138	38

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-6,912
• Equity at exit: $18,474

10-year hold

• IRR: 2.9%
• Equity multiple: 1.20×
• Total profit: $6,869
• Equity at exit: $10,713

Cash invested: $34,692 (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 35805

• Home prices YoY: -17.4%
• Rents YoY: 1.8%
• Active inventory: 133
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,227 high
• Mortgage (P&I): −$650
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $230

Break-even live

Break-even rent $936

Max offer price $123,900

Occupancy floor 76%

Sensitivity live

Price	-10% $300	-5% $265	+0% $230	+5% $195	+10% $160
Rent	-10% $133	-5% $182	+0% $230	+5% $279	+10% $327
Rate	-1.0pp $293	-0.5pp $262	base $230	+0.5pp $198	+1.0pp $165

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: $30,975
• Closing costs: $3,717
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Mc Vay St SW Unit A Huntsville, AL	2.0	1.0	754	$900	$1.19	21d	1	0.02mi
3502 Penny St SW Unit B Huntsville, AL	3.0	2.0	1000	$1,200	$1.20	44d	1	0.10mi
3206 Bayless Dr SW Huntsville, AL	3.0	2.0	1150	$1,400	$1.22	14d	1	0.26mi
3818 Troy Swasey Blvd SW Huntsville, AL	2.0	1.0	790	$1,098	$1.39	21d	1	0.30mi
3905 Barclay Ave SW Unit 1 Huntsville, AL	2.0	1.0	800	$1,050	$1.31	44d	1	0.37mi
3218 Joslin St SW Huntsville, AL	3.0	1.5	1107	$1,495	$1.35	24d	1	0.37mi
3204 Berkley St SW Huntsville, AL	3.0	1.5	1118	$1,400	$1.25	24d	1	0.37mi
3910 McVay St SW Huntsville, AL	2.0	2.0	1104	$1,100	$1.00	24d	1	0.37mi
3815 Newson Rd SW Unit C05 Huntsville, AL	2.0	1.0	750	$850	$1.13	44d	1	0.40mi
3218 Fairacres Rd SW Huntsville, AL	3.0	1.5	1105	$1,300	$1.18	44d	1	0.42mi
3901 Newson Rd SW Huntsville, AL	2.0	1.0	936	$1,199	$1.28	44d	1	0.44mi
3815 Newson Rd SW Apt B6 Huntsville, AL	2.0	1.0	850	$850	$1.00	14d	1	0.44mi
4008 Penny St SW Unit a Huntsville, AL	2.0	1.0	720	$795	$1.10	44d	1	0.45mi
3801 Thomas Rd SW Unit 3807-09 Huntsville, AL	3.0	2.0	950	$1,225	$1.29	24d	1	0.46mi
3801 Thomas Rd SW Unit 3814-01 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	44d	1	0.46mi
3801 Thomas Rd SW Unit 3912-06 Huntsville, AL	2.0	1.0	795	$925	$1.16	44d	1	0.46mi
3801 Thomas Rd SW Unit 3807-04 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	24d	1	0.46mi
3801 Thomas Rd SW Unit 3910-E Huntsville, AL	2.0	1.0	795	$925	$1.16	24d	1	0.46mi
4510 Foster Ave SW Unit 11 Huntsville, AL	2.0	1.0	950	$795	$0.84	44d	1	0.49mi
3906 Thomas Rd SW Unit 3906-E Huntsville, AL	2.0	1.0	790	$1,025	$1.30	44d	1	0.49mi
3009 Hillsboro Rd SW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	24d	1	0.50mi
4006 Foster Ave SW Apt A Huntsville, AL	2.0	1.0	803	$1,099	$1.37	24d	1	0.50mi
4101 Mc Vay St SW Unit 5 Huntsville, AL	2.0	1.0	800	$850	$1.06	44d	1	0.51mi
3902 Harwood Ave SW Huntsville, AL	3.0	1.5	1248	$1,400	$1.12	24d	1	0.53mi
3111 Hale Dr SW Huntsville, AL	3.0	1.5	1100	$1,550	$1.41	21d	1	0.53mi
4523 Foster Ave SW Apt B3 Huntsville, AL	2.0	1.0	850	$950	$1.12	14d	1	0.54mi
4100 Broyles Ave SW Apt 3 Huntsville, AL	2.0	1.0	750	$750	$1.00	44d	1	0.60mi
4110 Broyles Ave SW Huntsville, AL	3.0	2.0	1100	$1,295	$1.18	24d	1	0.60mi
4111 Newson Rd SW Huntsville, AL	1.0–2.0	1.0–1.5	775	$800	$1.03	14d	2	0.71mi
4121 Newson Rd SW Apt B12 Huntsville, AL	2.0	1.0	750	$950	$1.27	14d	1	0.72mi
4118 Newson Rd SW Huntsville, AL	2.0	1.0	650	$1,099	$1.69	14d	14	0.72mi
3505 Bradley St SW Huntsville, AL	2.0	1.0	1192	$950	$0.80	24d	1	0.84mi
3210 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	14d	1	0.85mi
3311 Wilks Pl SW Huntsville, AL	3.0	1.0	1041	$1,450	$1.39	24d	1	0.85mi
3208 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	21d	1	0.86mi
4112 17th St SW Unit C Huntsville, AL	2.0	2.0	750	$1,095	$1.46	44d	1	0.89mi
3905 Mc Calley Pl SW Huntsville, AL	3.0	2.0	1044	$1,595	$1.53	44d	1	0.91mi
4405 Judith Ln SW Huntsville, AL	1.0–3.0	1.0–2.0	937	$1,149	$1.23	44d	8	0.97mi
4401 Patton Rd SW Unit 7 Huntsville, AL	2.0	1.0	800	$850	$1.06	44d	1	0.99mi
3813 SW Triana Blvd Unit 201 D Huntsville, AL	2.0	2.0	784	$895	$1.14	44d	1	1.02mi

Listing history 15 events

1. 2026-06-18
   days on market $123,900 Active 20 DOM
2. 2026-06-17
   days on market $123,900 Active 19 DOM
3. 2026-06-16
   days on market $123,900 Active 18 DOM
4. 2026-06-15
   days on market $123,900 Active 17 DOM
5. 2026-06-14
   pricedays on market $123,900 Active 15 DOM
6. 2026-06-10
   days on market $124,900 Active 12 DOM
7. 2026-06-09
   days on market $124,900 Active 11 DOM
8. 2026-06-08
   days on market $124,900 Active 10 DOM
9. 2026-06-07
   days on market $124,900 Active 9 DOM
10. 2026-06-03
    days on market $124,900 Active 5 DOM
11. 2026-06-02
    days on market $124,900 Active 4 DOM
12. 2026-06-01
    days on market $124,900 Active 3 DOM
13. 2026-05-31
    days on market $124,900 Active 2 DOM
14. 2026-05-30
    remarks 245-char remark
15. 2026-05-30
    listed $124,900 Active 1 DOM

ⓘ 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: $453 · $38/mo
• Projected year-2 tax: $508 · $42/mo
• Expected delta: +$55/yr (+$5/mo · 12.1%)

ⓘ 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 ≥105°F today · 20 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: $14,723
• − Mortgage interest: −$6,940
• − Property taxes: −$453
• − Insurance: −$620
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,604
• Taxable income: $750
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $2,582/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): 20,856
• Household income: $35,385
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1750.0

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 0.69)
• Race & ethnicity: White 40% Black 31% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 22% 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: ▼ -48.03%
• Current HPI: 228.6963
• Rent YoY: ▲ 1.82%
• 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

-28.6% since first listed

5 events — show timeline

• 2026-05-29 Listed $124,900 VMLS
• 2025-06-23 Listed $163,500 VMLS
• 2024-11-09 Delisted — VMLS
• 2024-10-10 Price Changed $160,000 VMLS
• 2024-09-13 Listed $174,900 VMLS

Property tax history

+2.8%/yr

Latest (2024): $453 · +0.0% YoY. Source: county tax records.