886 Plummer Rd NW · Huntsville, AL 35806

$200,000

4 bd · 1.0 ba · 2,409 sqft · SingleFamily public records · 97 Days on market

Built 1978 1.40 ac lot $83/sqft · 58% below area

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity awaits in this rapidly growing Huntsville location! This 1.4-acre, unrestricted county property within the city offers outstanding flexibility and potential. The existing home is being sold AS-IS, with the primary value in the land, creating an excellent opportunity to reimagine, rebuild, or redevelop. Ideally located near MidCity District, Redstone Arsenal Gate 9, Research Blvd, and I-565, the property provides quick access to major employers, shopping, dining, and entertainment. With space and a prime location in a high-demand area, the possibilities are wide open. All information TBV; buyer to verify all details.

Key facts

• 1.4-acre property
• 1.4 acre lot
• Listed 96 days

Tags

• 1.4-ACRE PROPERTY
• UNRESTRICTED COUNTY PROPERTY
• NEAR MIDCITY DISTRICT
• NEAR REDSTONE ARSENAL GATE 9
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO DINING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $812 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.6%/yr); 213 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 35% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.6% rent growth), your $56k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.25% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

• ARV (median comp): $427,678
• List price: $200,000
• Delta: -53.24%
• 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
907 Binding Br	0.12mi	3/2.0 (-1)	2,374 (-2%)	3mo	$425,000	$179	81
105 Turtle Bank Ct	0.21mi	4/3.0	2,460 (+2%)	12mo	$495,000	$201	68
908 Binding Br	0.12mi	3/3.0 (-1)	2,414 (+0%)	17mo	$440,000	$182	67
1104 Corner Brk NW	0.14mi	3/2.5 (-1)	2,345 (-3%)	13mo	$440,000	$188	67
1006 Split Rock Cv	0.09mi	3/2.0 (-1)	2,596 (+8%)	10mo	$475,000	$183	66
1034 Split Rock Cv	0.22mi	3/2.0 (-1)	2,251 (-7%)	8mo	$426,900	$190	63
126 Navaho Trl	0.47mi	3/2.0 (-1)	2,459 (+2%)	4mo	$353,000	$144	62
143 Preswick Pl	0.47mi	4/2.0	2,200 (-9%)	1mo	$325,000	$148	59
929 Binding Br NW	0.25mi	3/2.0 (-1)	2,215 (-8%)	10mo	$424,900	$192	58
126 Vaughnwood Trce	0.59mi	4/2.5	2,565 (+6%)	15mo	$425,000	$166	43
114 Cedar Falls Ct	0.68mi	3/2.0 (-1)	2,211 (-8%)	11mo	$390,000	$176	37
209 NW Williston Dr NW	0.54mi	4/3.0	2,700 (+12%)	14mo	$375,000	$139	35

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 37.0%
• Equity multiple: 3.85×
• Total profit: $159,486
• Equity at exit: $180,176

10-year hold

• IRR: 31.7%
• Equity multiple: 8.62×
• Total profit: $426,637
• Equity at exit: $388,556

Cash invested: $56,000 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 213
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $812

Break-even live

Break-even rent $1,478

Max offer price $200,000

Occupancy floor 63%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1589 Old Monrovia Rd NW Huntsville, AL	2.0–3.0	2.5–3.5	1657	$2,448	$1.48	13d	17	0.97mi
171 Kingswood Dr Huntsville, AL	4.0	2.5	2850	$2,500	$0.88	13d	1	0.99mi
67 Town Center Dr NW Huntsville, AL	3.0	2.5	2970	$2,495	$0.84	43d	1	1.29mi
445 Providence Main St NW Unit 409a Huntsville, AL	3.0	2.5	2797	$3,995	$1.43	43d	1	1.30mi
8223 Stone Mill Dr NW Huntsville, AL	3.0	2.5	2046	$2,300	$1.12	43d	1	1.39mi
21 Stone Mason Way NW Huntsville, AL	4.0	3.5	1778	$2,700	$1.52	43d	1	1.43mi
102 Fred Atkinson Rd Huntsville, AL	4.0	3.0	3022	$2,700	$0.89	43d	1	1.47mi

Listing history 14 events

1. 2026-06-18
   days on market $200,000 Active 97 DOM
2. 2026-06-17
   days on market $200,000 Active 96 DOM
3. 2026-06-16
   days on market $200,000 Active 95 DOM
4. 2026-06-15
   days on market $200,000 Active 94 DOM
5. 2026-06-14
   days on market $200,000 Active 92 DOM
6. 2026-06-10
   days on market $200,000 Active 89 DOM
7. 2026-06-09
   days on market $200,000 Active 88 DOM
8. 2026-06-08
   days on market $200,000 Active 87 DOM
9. 2026-06-07
   days on market $200,000 Active 86 DOM
10. 2026-06-02
    days on market $200,000 Active 81 DOM
11. 2026-06-01
    days on market $200,000 Active 80 DOM
12. 2026-05-31
    days on market $200,000 Active 79 DOM
13. 2026-05-30
    days on market $200,000 Active 78 DOM
14. 2026-03-14
    listed $200,000 Active 635-char remark

    Show marketing remark (635 chars)

    Opportunity awaits in this rapidly growing Huntsville location! This 1.4-acre, unrestricted county property within the city offers outstanding flexibility and potential. The existing home is being sold AS-IS, with the primary value in the land, creating an excellent opportunity to reimagine, rebuild, or redevelop. Ideally located near MidCity District, Redstone Arsenal Gate 9, Research Blvd, and I-565, the property provides quick access to major employers, shopping, dining, and entertainment. With space and a prime location in a high-demand area, the possibilities are wide open. All information TBV; buyer to verify all details.

ⓘ 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: $429 · $36/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$391/yr (+$33/mo · 91.2%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,079
• − Mortgage interest: −$11,203
• − Property taxes: −$429
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,406
• − Management: −$2,406
• − Depreciation: −$5,818
• Taxable income: $6,816
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $8,112/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

1 event — show timeline

• 2026-03-14 Listed $200,000 VMLS

Property tax history

+8.0%/yr

Latest (2024): $429 · -1.5% YoY. Source: county tax records.