3709 S Westdale Ct SW · Huntsville, AL 35805

$160,000

3 bd · 0.5 ba · 1,091 sqft · SingleFamily public records · 181 Days on market

Built 1965 8,712 sqft lot $147/sqft · 13% below area Est $175k · 9% under ↓ 6% 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 +11.4/15.0
• Cash flow +11.0/30.0
• Livability +4.1/5.0
• DSCR +3.2/10.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 Bedroom, full brick home! Conveniently located near the heart of Huntsville. This home features hardwood floors throughout, tile in the kitchen and bathrooms. Situated on a spacious home site with mature trees.

Key facts

• Tile in the kitchen
• Hardwood floors
• Full brick home

Tags

• FULL BRICK HOME
• HARDWOOD FLOORS
• TILE IN THE KITCHEN
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-67 ($-805/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (26.6% below list).
• Recommended offer: $117k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Mcdonnell Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 528 students, 85% FRL); Virgil Grissom High School (math 34% / reading 40%, grade F, #39 of 305 statewide, top 13%, 1,974 students, 43% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 40% 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 $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 181 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,406 (26.6% 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 181 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.80%
• DSCR: 0.92
• GRM: 11.4

CMA / ARV

• ARV (median comp): $175,384
• List price: $160,000
• Delta: -8.77%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4010 Telstar Cir SW	0.33mi	4/2.0 (+1)	1,101 (+1%)	1mo	$189,500	$172	71
3820 Troy Swasey Blvd SW	0.38mi	3/1.0	1,038 (-5%)	8mo	$157,000	$151	66
3307 SW Drake Ave	0.55mi	3/1.0	1,046 (-4%)	2mo	$120,000	$115	64
4011 Centaur Blvd SW	0.42mi	3/1.5	1,026 (-6%)	9mo	$125,000	$122	59
3916 Troy Swasey Blvd SW	0.32mi	3/2.0	1,208 (+11%)	10mo	$124,000	$103	53
3500 Spruce Ave	0.68mi	3/1.0	1,136 (+4%)	10mo	$159,000	$140	51
3507 Drake Ave SW	0.40mi	3/2.0	980 (-10%)	14mo	$148,000	$151	47
3610 Penny St SW	0.63mi	3/1.0	960 (-12%)	4mo	$110,000	$115	45
3118 Hale Dr	0.52mi	3/1.0	940 (-14%)	13mo	$153,000	$163	40
4005 Patty Ann Dr SW	0.39mi	2/2.0 (-1)	1,239 (+14%)	10mo	$199,999	$161	40
4317 Triana Blvd	0.65mi	2/1.0 (-1)	950 (-13%)	8mo	$135,900	$143	35
3620 Cerro Vista St SW	0.54mi	4/2.0 (+1)	1,230 (+13%)	16mo	$195,000	$159	29

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: -20.5%
• Equity multiple: 0.29×
• Total profit: $-31,626
• Equity at exit: $23,857

10-year hold

• IRR: -16.3%
• Equity multiple: 0.13×
• Total profit: $-38,765
• Equity at exit: $13,834

Cash invested: $44,800 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$839
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-67

Break-even live

Break-even rent $1,259

Max offer price $148,155

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-22	+0% $-67	+5% $-112	+10% $-158
Rent	-10% $-160	-5% $-113	+0% $-67	+5% $-21	+10% $26
Rate	-1.0pp $14	-0.5pp $-26	base $-67	+0.5pp $-109	+1.0pp $-151

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4121 Newson Rd SW Apt B12 Huntsville, AL	2.0	1.0	750	$950	$1.27	15d	1	0.05mi
4111 Newson Rd SW Huntsville, AL	1.0–2.0	1.0–1.5	775	$800	$1.03	15d	2	0.11mi
4118 Newson Rd SW Huntsville, AL	2.0	1.0	650	$1,099	$1.69	15d	14	0.17mi
3906 Thomas Rd SW Unit 3906-E Huntsville, AL	2.0	1.0	790	$1,025	$1.30	45d	1	0.23mi
3901 Newson Rd SW Huntsville, AL	2.0	1.0	936	$1,199	$1.28	45d	1	0.26mi
3815 Newson Rd SW Apt B6 Huntsville, AL	2.0	1.0	850	$850	$1.00	15d	1	0.28mi
3815 Newson Rd SW Unit C05 Huntsville, AL	2.0	1.0	750	$850	$1.13	45d	1	0.31mi
3311 Wilks Pl SW Huntsville, AL	3.0	1.0	1041	$1,450	$1.39	25d	1	0.32mi
3905 Barclay Ave SW Unit 1 Huntsville, AL	2.0	1.0	800	$1,050	$1.31	45d	1	0.33mi
3801 Thomas Rd SW Unit 3814-01 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	45d	1	0.34mi
3801 Thomas Rd SW Unit 3912-06 Huntsville, AL	2.0	1.0	795	$925	$1.16	45d	1	0.34mi
3801 Thomas Rd SW Unit 3807-09 Huntsville, AL	3.0	2.0	950	$1,225	$1.29	25d	1	0.34mi
3801 Thomas Rd SW Unit 3910-E Huntsville, AL	2.0	1.0	795	$925	$1.16	25d	1	0.34mi
3801 Thomas Rd SW Unit 3807-04 Huntsville, AL	2.0	1.0	825	$1,025	$1.24	25d	1	0.34mi
4006 Foster Ave SW Apt A Huntsville, AL	2.0	1.0	803	$1,099	$1.37	25d	1	0.34mi
4100 Broyles Ave SW Apt 3 Huntsville, AL	2.0	1.0	750	$750	$1.00	45d	1	0.37mi
4008 Penny St SW Unit a Huntsville, AL	2.0	1.0	720	$795	$1.10	45d	1	0.38mi
3818 Troy Swasey Blvd SW Huntsville, AL	2.0	1.0	790	$1,098	$1.39	22d	1	0.40mi
4101 Mc Vay St SW Unit 5 Huntsville, AL	2.0	1.0	800	$850	$1.06	45d	1	0.40mi
3910 McVay St SW Huntsville, AL	2.0	2.0	1104	$1,100	$1.00	25d	1	0.46mi
4523 Foster Ave SW Apt B3 Huntsville, AL	2.0	1.0	850	$950	$1.12	15d	1	0.46mi
4110 Broyles Ave SW Huntsville, AL	3.0	2.0	1100	$1,295	$1.18	25d	1	0.47mi
3905 Mc Calley Pl SW Huntsville, AL	3.0	2.0	1044	$1,595	$1.53	45d	1	0.47mi
4510 Foster Ave SW Unit 11 Huntsville, AL	2.0	1.0	950	$795	$0.84	45d	1	0.47mi
4117 Triana Blvd SW Huntsville, AL	2.0	1.5	980	$995	$1.02	45d	1	0.55mi
3111 Hale Dr SW Huntsville, AL	3.0	1.5	1100	$1,550	$1.41	22d	1	0.59mi
3800 Squaw Valley Dr SW Huntsville, AL	2.0–3.0	2.0	1062	$1,235	$1.16	22d	6	0.62mi
3813 SW Triana Blvd Unit 201 D Huntsville, AL	2.0	2.0	784	$895	$1.14	45d	1	0.63mi
4401 Patton Rd SW Unit 7 Huntsville, AL	2.0	1.0	800	$850	$1.06	45d	1	0.64mi
3902 Cobb Rd SW Huntsville, AL	2.0	2.0	784	$995	$1.27	45d	1	0.66mi
3502 Penny St SW Unit B Huntsville, AL	3.0	2.0	1000	$1,200	$1.20	45d	1	0.68mi
3009 Hillsboro Rd SW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	25d	1	0.68mi
4412 Gazette Dr SW Huntsville, AL	3.0	1.0	975	$1,150	$1.18	45d	1	0.68mi
4412 Gazette Dr SW Huntsville, AL	3.0	1.0	975	$1,150	$1.18	25d	1	0.68mi
3218 Fairacres Rd SW Huntsville, AL	3.0	1.5	1105	$1,300	$1.18	45d	1	0.69mi
3902 Cobb Rd Apt 103J Huntsville, AL	2.0	2.0	784	$895	$1.14	45d	1	0.69mi
3218 Joslin St SW Huntsville, AL	3.0	1.5	1107	$1,495	$1.35	25d	1	0.69mi
3505 Bradley St SW Huntsville, AL	2.0	1.0	1192	$950	$0.80	25d	1	0.69mi
3606 Mc Vay St SW Unit A Huntsville, AL	2.0	1.0	754	$900	$1.19	22d	1	0.70mi
3806 Cobb Rd SW Huntsville, AL	3.0	2.0	1370	$1,195	$0.87	45d	1	0.75mi

Listing history 17 events

1. 2026-06-22
   days on market $160,000 Active 181 DOM
2. 2026-06-18
   days on market $160,000 Active 178 DOM
3. 2026-06-17
   days on market $160,000 Active 177 DOM
4. 2026-06-16
   days on market $160,000 Active 176 DOM
5. 2026-06-15
   days on market $160,000 Active 175 DOM
6. 2026-06-14
   days on market $160,000 Active 173 DOM
7. 2026-06-10
   days on market $160,000 Active 170 DOM
8. 2026-06-09
   days on market $160,000 Active 169 DOM
9. 2026-06-08
   days on market $160,000 Active 168 DOM
10. 2026-06-07
    days on market $160,000 Active 167 DOM
11. 2026-06-03
    days on market $160,000 Active 163 DOM
12. 2026-06-02
    days on market $160,000 Active 162 DOM
13. 2026-06-01
    days on market $160,000 Active 161 DOM
14. 2026-05-31
    days on market $160,000 Active 160 DOM
15. 2026-05-30
    days on market $160,000 Active 159 DOM
16. 2026-03-31
    price $160,000 221-char remark

    Show marketing remark (221 chars)

    Charming 3 Bedroom, full brick home! Conveniently located near the heart of Huntsville. This home features hardwood floors throughout, tile in the kitchen and bathrooms. Situated on a spacious home site with mature trees.

17. 2025-12-22
    listed $170,000 Active 221-char remark

    Show marketing remark (221 chars)

    Charming 3 Bedroom, full brick home! Conveniently located near the heart of Huntsville. This home features hardwood floors throughout, tile in the kitchen and bathrooms. Situated on a spacious home site with mature trees.

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 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: $14,089
• − Mortgage interest: −$8,962
• − Property taxes: −$1,066
• − Insurance: −$800
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$4,655
• Taxable loss: −$3,649
• Est. tax savings @ 24.0%: +$876
• After-tax cash flow: $71/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

-5.9% since first listed

2 events — show timeline

• 2026-03-31 Price Changed $160,000 VMLS
• 2025-12-22 Listed $170,000 VMLS

Property tax history

+9.5%/yr

Latest (2024): $1,066 · +0.0% YoY. Source: county tax records.