25803 Henry Clay Dr · Huntsville, AL 35758

$275,000

3 bd · 1.0 ba · 1,637 sqft · SingleFamily public records · 137 Days on market

Built 2005 0.70 ac lot Est $278k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +7.6/30.0
• Livability +4.1/5.0
• Rent growth +2.9/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Come check out this beautiful brick home located just outside of the city limits. Very nice and established neighborhood, house is located at the end of a quiet street. Home features 3 bedrooms, 2 full baths, new flooring throughout. Large yard, plenty of space between the neighbors, mature trees, convenient to Madison/Athens.

Key facts

• Large family room
• Formal dining room
• Big kitchen

Tags

• BRICK RANCH
• LARGE FAMILY ROOM
• BIG KITCHEN
• BREAKFAST AREA
• OVERSIZED LAUNDRY ROOM
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-333 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (38.3% below list).
• Recommended offer: $170k (38.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL); East Limestone High School (math 21% / reading 43%, grade F, #59 of 305 statewide, top 21%, 1,282 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 382 active listings in the ZIP; 8 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; high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y ago; this cycle's ask is 16076% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $230k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $169,603 (38.3% 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 137 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $278,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12452 NW Sun Ray Cir	0.35mi	3/2.0	1,635 (-0%)	9mo	$289,850	$177	72
25251 Evanford Dr	0.36mi	3/2.0	1,703 (+4%)	1mo	$280,000	$164	72
26141 Valley Ridge Rd	0.33mi	4/2.0 (+1)	1,612 (-2%)	3mo	$280,810	$174	71
25977 Henry Clay Dr	0.18mi	3/2.0	1,805 (+10%)	0mo	$335,000	$186	70
12493 Vendue Ln	0.29mi	3/2.0	1,559 (-5%)	5mo	$279,900	$180	70
25945 Henry Clay Dr	0.14mi	3/2.0	1,794 (+10%)	7mo	$305,000	$170	68
12351 Old Orchard Rd	0.23mi	3/3.0	1,645 (+0%)	17mo	$249,849	$152	67
12441 Delia Ann Ln	0.41mi	3/2.0	1,703 (+4%)	9mo	$274,900	$161	63
12432 Bartow Ln	0.43mi	3/2.0	1,703 (+4%)	10mo	$284,900	$167	61
12500 Delia Ann Ln	0.43mi	3/2.0	1,703 (+4%)	16mo	$289,900	$170	56
25755 Iron Gate Dr	0.50mi	3/2.0	1,808 (+10%)	7mo	$319,900	$177	50
25787 Melrose Ln	0.41mi	3/2.0	1,880 (+15%)	14mo	$319,600	$170	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $126,056
• Equity at exit: $247,742

10-year hold

• IRR: 18.2%
• Equity multiple: 5.98×
• Total profit: $383,096
• Equity at exit: $534,265

Cash invested: $77,000 (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 35758

• Home prices YoY: 4.2%
• Rents YoY: 1.6%
• Active inventory: 382
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-333

Break-even live

Break-even rent $2,118

Max offer price $216,165

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26159 Valley Ridge Rd Madison, AL	4.0	2.0	1631	$1,845	$1.13	23d	1	0.33mi
12081 Southern Charm Blvd Madison, AL	2.0	2.0	1200	$1,400	$1.17	44d	1	0.59mi
12053 Southern Charm Blvd Madison, AL	2.0	2.0	1200	$1,350	$1.12	23d	1	0.60mi
12660 Whitcomb Cir Athens, AL	4.0	2.0	2106	$1,950	$0.93	44d	1	0.63mi
12392 Whitcomb Cir Athens, AL	4.0	2.0	2106	$2,150	$1.02	21d	1	0.80mi
25042 Numbers Way Athens, AL	3.0	2.0	1121	$1,300	$1.16	44d	1	0.92mi
24809 Delilah Cir Athens, AL	3.0	2.0	1683	$1,800	$1.07	44d	1	1.34mi
26760 Newby Rd Unit 3A Athens, AL	2.0	2.0	1050	$1,350	$1.29	14d	1	1.50mi

Listing history 18 events

1. 2026-03-05
   historical $1,700
2. 2026-03-05
   status Pending
3. 2026-01-21
   listed $1,700
4. 2026-01-16
   price $275,000
5. 2026-01-14
   status Active
6. 2025-10-14
   historical $1,650
7. 2025-10-13
   listed $280,550 Active
8. 2025-08-30
   price $1,650
9. 2025-06-18
   price $1,700
10. 2025-04-18
    listed $1,795
11. 2021-10-26
    soldstatus $230,000
12. 2021-10-22
    soldstatus $230,000 Sold 330-char remark

    Show marketing remark (330 chars)

    Come check out this beautiful brick home located just outside of the city limits. Very nice and established neighborhood, house is located at the end of a quiet street. Home features 3 bedrooms, 2 full baths, new flooring throughout. Large yard, plenty of space between the neighbors, mature trees, convenient to Madison/Athens.

13. 2021-09-12
    status Pending 330-char remark

    Show marketing remark (330 chars)

    Come check out this beautiful brick home located just outside of the city limits. Very nice and established neighborhood, house is located at the end of a quiet street. Home features 3 bedrooms, 2 full baths, new flooring throughout. Large yard, plenty of space between the neighbors, mature trees, convenient to Madison/Athens.

14. 2021-09-09
    listed $215,000 Active 330-char remark

    Show marketing remark (330 chars)

    Come check out this beautiful brick home located just outside of the city limits. Very nice and established neighborhood, house is located at the end of a quiet street. Home features 3 bedrooms, 2 full baths, new flooring throughout. Large yard, plenty of space between the neighbors, mature trees, convenient to Madison/Athens.

15. 2016-09-02
    soldstatus $149,000
16. 2016-08-31
    soldstatus $149,000 437-char remark

    Show marketing remark (437 chars)

    ABSOLUTELY ADORABLE BRICK RANCHER. Huge wonderful backyard, a children's delight or farmer wannabe. 5 minutes to County Line Road and all the shopping/hospital/restaurants etc. Large family room w/fireplace overlooking new deck and wonderful backyard. Isolated master suite, country kitchen w/large breakfast area, oversized laundry room. Formal dining room & foyer have wood floors. 2 car garage leads to kitchen for easy unloading.

17. 2016-06-04
    listed $149,000 437-char remark

    Show marketing remark (437 chars)

    ABSOLUTELY ADORABLE BRICK RANCHER. Huge wonderful backyard, a children's delight or farmer wannabe. 5 minutes to County Line Road and all the shopping/hospital/restaurants etc. Large family room w/fireplace overlooking new deck and wonderful backyard. Isolated master suite, country kitchen w/large breakfast area, oversized laundry room. Formal dining room & foyer have wood floors. 2 car garage leads to kitchen for easy unloading.

18. 2005-02-18
    soldstatus $113,857

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $20,352
• − Mortgage interest: −$15,404
• − Property taxes: −$1,394
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$8,000
• Taxable loss: −$9,078
• Est. tax savings @ 24.0%: +$2,179
• After-tax cash flow: $-1,818/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 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

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 50,266
• Household income: $117,380
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 875.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.46%
• Current HPI: 355.2784
• Rent YoY: ▲ 1.58%
• 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

-98.5% since first listed

18 events — show timeline

• 2026-03-05 Rental Removed $1,700 VMLS
• 2026-03-05 Pending — VMLS
• 2026-01-21 Listed for Rent $1,700 VMLS
• 2026-01-16 Price Changed $275,000 VMLS
• 2026-01-14 Relisted — VMLS
• 2025-10-14 Rental Removed $1,650 VMLS
• 2025-10-13 Listed $280,550 VMLS
• 2025-08-30 Price Changed $1,650 VMLS
• 2025-06-18 Price Changed $1,700 VMLS
• 2025-04-18 Listed for Rent $1,795 VMLS
• 2021-10-26 Sold (Public Records) $230,000 Public Records
• 2021-10-22 Sold (MLS) $230,000 VMLS
• 2021-09-12 Pending — VMLS
• 2021-09-09 Listed $215,000 VMLS
• 2016-09-02 Sold (Public Records) $149,000 Public Records
• 2016-08-31 Sold (MLS) $149,000 VMLS
• 2016-06-04 Listed $149,000 VMLS
• 2005-02-18 Sold (Public Records) $113,857 Public Records

Property tax history

+12.6%/yr

Latest (2025): $1,394 · +0.8% YoY. Source: county tax records.