8009 Valley Dr · Huntsville, AL 35802

$299,900

5 bd · 3.0 ba · 3,250 sqft · SingleFamily · 224 Days on market

0.85 ac lot $92/sqft · 37% below area Est $475k · 37% under ↓ 20% 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 +15.0/15.0
• Cash flow +8.2/30.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

Key facts

• Home theatre
• Entertainment space
• Full basement

Tags

• FULL BASEMENT
• LARGE OPEN AREA
• HOME THEATRE
• GAME ROOM
• ENTERTAINMENT SPACE
• MATURE TREES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (24.5% below list).
• Recommended offer: $226k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 227 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 36% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $9k 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 224 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $226,314 (24.5% 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 224 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.07%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $475,145
• List price: $299,900
• Delta: -36.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8009 Valley Dr	0.00mi	5/3.0	3,250 (0%)	1mo	$275,000	$85	99
8318 Louis Dr SE	0.32mi	4/3.0 (-1)	3,231 (-1%)	13mo	$760,000	$235	68
8124 Hickory Hill Ln SE	0.05mi	4/3.0 (-1)	2,875 (-12%)	10mo	$450,000	$157	65
8412 Valley View Dr SE	0.30mi	4/3.0 (-1)	3,074 (-5%)	8mo	$475,000	$155	65
826 Eldorado Ave	0.44mi	5/3.5	3,433 (+6%)	5mo	$580,000	$169	64
7916 Valley View Dr SE	0.07mi	5/2.5	2,988 (-8%)	21mo	$310,000	$104	64
8004 Camille Dr SE	0.21mi	4/2.5 (-1)	3,616 (+11%)	4mo	$134,900	$37	61
902 Cole Dr SE	0.75mi	4/3.5 (-1)	3,295 (+1%)	5mo	$862,500	$262	51
7303 Statton Dr SE	0.61mi	4/3.0 (-1)	2,792 (-14%)	4mo	$600,000	$215	40
8811 Hickory Hills Ln SE	0.70mi	4/3.0 (-1)	3,006 (-8%)	18mo	$448,328	$149	35
833 Eldorado Ave SE	0.52mi	4/2.5 (-1)	2,836 (-13%)	20mo	$585,000	$206	31
819 Mira Vista Dr SE	0.63mi	4/3.5 (-1)	3,652 (+12%)	20mo	$575,000	$157	26

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.24×
• Total profit: $-64,207
• Equity at exit: $44,716

10-year hold

• IRR: -13.4%
• Equity multiple: 0.18×
• Total profit: $-68,691
• Equity at exit: $25,930

Cash invested: $83,972 (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 35802

• Home prices YoY: -30.7%
• Rents YoY: 4.1%
• Active inventory: 227
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,263 medium
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-285

Break-even live

Break-even rent $2,623

Max offer price $258,709

Occupancy floor —

Sensitivity live

Price	-10% $-77	-5% $-181	+0% $-285	+5% $-388	+10% $-492
Rent	-10% $-463	-5% $-374	+0% $-285	+5% $-195	+10% $-106
Rate	-1.0pp $-134	-0.5pp $-208	base $-285	+0.5pp $-362	+1.0pp $-441

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7735 Mallard Rd SW Huntsville, AL	4.0	3.0	2500	$2,350	$0.94	44d	1	1.26mi
1305 Hiwan Trl SE Huntsville, AL	4.0	2.5	2656	$2,500	$0.94	44d	1	1.33mi

Listing history 7 events

1. 2026-03-17
   price $299,900 930-char remark

   Show marketing remark (930 chars)

   Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

2. 2026-03-11
   price $319,900 930-char remark

   Show marketing remark (930 chars)

   Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

3. 2026-03-09
   price $334,900 930-char remark

   Show marketing remark (930 chars)

   Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

4. 2026-01-29
   status Active 930-char remark

   Show marketing remark (930 chars)

   Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

5. 2025-11-01
   status Pending 930-char remark

   Show marketing remark (930 chars)

   Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

6. 2025-08-04
   price $349,900 930-char remark

   Show marketing remark (930 chars)

   Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

7. 2025-07-18
   listed $375,000 Active 930-char remark

   Show marketing remark (930 chars)

   Discover the charm of 8009 Valley View Dr SE, a spacious 5-bedroom, 3-bath full brick ranch nestled in the highly sought-after Lily Flagg neighborhood. This home offers a full basement with a large open area—perfect for a home theatre, game room, or your dream entertainment space. Surrounded by mature trees on a lush green lot, you'll enjoy both privacy and picturesque views. Features include a true 2 1/2 car garage with additional space for a workshop or storage. Plenty of parking for gatherings or a large family. Don't miss the eat-in kitchen, as well as the formal dining room. Conveniently located near Redstone Arsenal and the Martin Road gate, and within walking distance to the Aldridge Creek Greenway. No HOA! Optional membership available to the Lily Flagg Pool for added neighborhood fun. The possibilities are truly endless with this charming home! This home has a brand new HVAC unit installed in July 2025

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $27,158
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$8,724
• Taxable loss: −$8,709
• Est. tax savings @ 24.0%: +$2,090
• After-tax cash flow: $-1,326/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): 23,858
• Household income: $76,324
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1122.0

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -169.74%
• Current HPI: 382.3827
• Rent YoY: ▲ 4.08%
• 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

-20.0% since first listed

7 events — show timeline

• 2026-03-17 Price Changed $299,900 Walker County Area MLS
• 2026-03-11 Price Changed $319,900 Walker County Area MLS
• 2026-03-09 Price Changed $334,900 Walker County Area MLS
• 2026-01-29 Relisted — Walker County Area MLS
• 2025-11-01 Pending — Walker County Area MLS
• 2025-08-04 Price Changed $349,900 Walker County Area MLS
• 2025-07-18 Listed $375,000 Walker County Area MLS