6100 Belgrade Dr NW · Huntsville, AL 35810

$140,000

3 bd · 0.5 ba · 1,075 sqft · SingleFamily public records · 75 Days on market

Built 1970 0.40 ac lot $130/sqft · 11% below area ↓ 9% 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 +22.8/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.5/10.0
• 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

Discover an exceptional single-family home offering comfort and modern living. Inside, the layout creates room for everyone, whether you need dedicated spaces for work, rest, or hobbies. The tree-lined setting brings a peaceful atmosphere while the corner positioning offers extra yard space and flexibility for outdoor enjoyment, gardening, or simply unwinding in your own private retreat. Enjoy the convenience of being just a short drive from Alabama A&M University. Add perfect for investor opportunity or first time home buyer. Home needs some TLC.

Key facts

• Corner positioning
• Extra yard space
• Private retreat

Tags

• SINGLE-FAMILY HOME
• TREE-LINED SETTING
• CORNER POSITIONING
• EXTRA YARD SPACE
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 soft (-0.1%/yr); 337 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 34% 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 $968 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 75 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 8.37%
• Cash-on-cash: 7.42%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $296,154
• List price: $140,000
• Delta: -52.73%
• 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
6021 NW Belgrade Dr	0.08mi	3/1.5	1,124 (+5%)	4mo	$170,000	$151	81
6022 Belgrade Dr	0.07mi	3/1.5	1,015 (-6%)	14mo	$144,643	$143	72
6313 Sandia Blvd NW	0.51mi	3/2.0	1,115 (+4%)	6mo	$172,000	$154	59
2238 Atkins Dr	0.51mi	3/2.0	1,094 (+2%)	16mo	$168,000	$154	54
2819 Coosa Cir	0.57mi	3/2.0	1,145 (+6%)	7mo	$170,000	$148	50
2240 Kamis Cir NW	0.69mi	3/1.0	1,021 (-5%)	9mo	$156,000	$153	50
2143 NW Griffith Dr NW	0.68mi	3/1.0	995 (-7%)	10mo	$130,000	$131	45
2218 Norwood Dr NW	0.70mi	3/1.0	1,022 (-5%)	15mo	$165,000	$161	45
2912 Deerfield Rd NW	0.66mi	3/2.0	1,128 (+5%)	13mo	$184,000	$163	44
6109 Geronimo Cir	0.56mi	3/1.0	1,200 (+12%)	14mo	$144,643	$121	41
2239 Norwood Dr	0.72mi	3/1.0	960 (-11%)	6mo	$50,000	$52	41
2228 Kamis Cir NW	0.68mi	3/1.0	967 (-10%)	13mo	$144,000	$149	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.71×
• Total profit: $-11,541
• Equity at exit: $20,874

10-year hold

• IRR: -3.0%
• Equity multiple: 0.83×
• Total profit: $-6,783
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,464 high
• Mortgage (P&I): −$734
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $242

Break-even live

Break-even rent $1,157

Max offer price $140,000

Occupancy floor 78%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6022 Belgrade Dr NW Huntsville, AL	3.0	1.5	1015	$1,320	$1.30	23d	1	0.04mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	44d	1	0.34mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	43d	1	0.38mi
2032 Ricky Rd NW Huntsville, AL	4.0	2.0	1181	$1,523	$1.29	21d	1	0.49mi
2433 Shepherd Dr NW Huntsville, AL	3.0	1.0	864	$1,300	$1.50	43d	1	0.58mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	13d	1	0.59mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	23d	1	0.62mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	23d	1	0.62mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	23d	1	0.66mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	13d	1	0.67mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	43d	1	0.68mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	13d	2	0.68mi
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	23d	1	0.78mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	23d	1	0.80mi
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	43d	1	0.91mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	43d	1	0.92mi
3314 Deerfield Rd NW Huntsville, AL	3.0	2.0	1207	$1,350	$1.12	43d	1	0.96mi
102 Winchester Rd NW Huntsville, AL	2.0	1.0	850	$1,110	$1.31	43d	4	0.98mi
6309 Matic Rd NW Huntsville, AL	4.0	2.0	1334	$1,800	$1.35	43d	1	1.10mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	43d	1	1.19mi
3014 Winchester Rd NW Huntsville, AL	2.0	2.0	1480	$2,500	$1.69	43d	1	1.23mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	43d	1	1.25mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	23d	1	1.28mi
3729 Millbrae Dr NW Huntsville, AL	3.0	1.0	1050	$1,458	$1.39	13d	1	1.32mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	23d	1	1.34mi
200 Whitestone Dr NE Huntsville, AL	3.0	2.0	1300	$1,525	$1.17	43d	1	1.35mi
3813 Millbrae Dr NW Huntsville, AL	4.0	2.0	1500	$1,895	$1.26	43d	1	1.40mi
3814 Timwood Dr NW Huntsville, AL	3.0	2.0	1157	$1,195	$1.03	43d	1	1.46mi
228 Dormont Dr NE Huntsville, AL	3.0	2.0	1328	$1,745	$1.31	23d	1	1.50mi

Listing history 14 events

1. 2026-06-10
   status $140,000 Pending 75 DOM
2. 2026-06-09
   days on market $140,000 Contingent 75 DOM
3. 2026-06-09
   status $140,000 Contingent 74 DOM
4. 2026-06-08
   days on market $140,000 Active 74 DOM
5. 2026-06-07
   days on market $140,000 Active 73 DOM
6. 2026-06-03
   days on market $140,000 Active 69 DOM
7. 2026-06-02
   days on market $140,000 Active 68 DOM
8. 2026-06-01
   days on market $140,000 Active 67 DOM
9. 2026-05-31
   days on market $140,000 Active 66 DOM
10. 2026-05-30
    days on market $140,000 Active 65 DOM
11. 2026-05-14
    status Active 557-char remark

    Show marketing remark (557 chars)

    Discover an exceptional single-family home offering comfort and modern living. Inside, the layout creates room for everyone, whether you need dedicated spaces for work, rest, or hobbies. The tree-lined setting brings a peaceful atmosphere while the corner positioning offers extra yard space and flexibility for outdoor enjoyment, gardening, or simply unwinding in your own private retreat. Enjoy the convenience of being just a short drive from Alabama A&M University. Add perfect for investor opportunity or first time home buyer. Home needs some TLC.

12. 2026-04-14
    historical Contingent 557-char remark

    Show marketing remark (557 chars)

    Discover an exceptional single-family home offering comfort and modern living. Inside, the layout creates room for everyone, whether you need dedicated spaces for work, rest, or hobbies. The tree-lined setting brings a peaceful atmosphere while the corner positioning offers extra yard space and flexibility for outdoor enjoyment, gardening, or simply unwinding in your own private retreat. Enjoy the convenience of being just a short drive from Alabama A&M University. Add perfect for investor opportunity or first time home buyer. Home needs some TLC.

13. 2026-04-07
    price $150,000 557-char remark

    Show marketing remark (557 chars)

    Discover an exceptional single-family home offering comfort and modern living. Inside, the layout creates room for everyone, whether you need dedicated spaces for work, rest, or hobbies. The tree-lined setting brings a peaceful atmosphere while the corner positioning offers extra yard space and flexibility for outdoor enjoyment, gardening, or simply unwinding in your own private retreat. Enjoy the convenience of being just a short drive from Alabama A&M University. Add perfect for investor opportunity or first time home buyer. Home needs some TLC.

14. 2026-03-26
    listed $165,000 Active 557-char remark

    Show marketing remark (557 chars)

    Discover an exceptional single-family home offering comfort and modern living. Inside, the layout creates room for everyone, whether you need dedicated spaces for work, rest, or hobbies. The tree-lined setting brings a peaceful atmosphere while the corner positioning offers extra yard space and flexibility for outdoor enjoyment, gardening, or simply unwinding in your own private retreat. Enjoy the convenience of being just a short drive from Alabama A&M University. Add perfect for investor opportunity or first time home buyer. Home needs some TLC.

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $17,563
• − Mortgage interest: −$7,842
• − Property taxes: −$1,455
• − Insurance: −$700
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$4,073
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,746/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

-9.1% since first listed

4 events — show timeline

• 2026-05-14 Relisted — VMLS
• 2026-04-14 Contingent — VMLS
• 2026-04-07 Price Changed $150,000 VMLS
• 2026-03-26 Listed $165,000 VMLS

Property tax history

+16.3%/yr

Latest (2024): $1,455 · +2.2% YoY. Source: county tax records.