4610 Carrington Blvd SE · Huntsville, AL 35763

$284,900

3 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 1 Days on market

Built 2012 $199/sqft · 8% below area Est $310k · 8% under $19/mo HOA · 1% of rent

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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 +11.1/15.0
• Cash flow +9.7/30.0
• Livability +4.1/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely Craftsman style home in an established community in the Hampton Cove area! Features isolated master retreat with glamour bath, large walk in closets, open floor plan with eat in kitchen, hardwood floors and more. Relax on the covered patio to enjoy the mountain views with privacy fenced yard and extra gardening space. Don't miss this unique opportunity in the Carrington community.

Key facts

• Open floor plan
• Craftsman style home
• Glamour bath

Tags

• CRAFTSMAN STYLE HOME
• OPEN FLOOR PLAN
• EAT IN KITCHEN
• HARDWOOD FLOORS
• ISOLATED PRIMARY RETREAT
• GLAMOUR BATH

Property features AI

Finance

• HOA & community: Homeowners association with common grounds; HOA fee $225 annually

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 2012; Living area approximately 1,435 square feet
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Public sewer; Subdivision: Carrington

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Eight total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (32.9% below list).
• Recommended offer: $191k (32.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Goldsmithschiffman Elementary (math 52% / reading 83%, grade B+, #34 of 627 statewide, top 5%, 964 students, 12% FRL); Hampton Cove Middle School (math 45% / reading 72%, grade B, #12 of 257 statewide, top 4%, 735 students, 11% FRL); Huntsville High School (math 41% / reading 51%, grade D-, #18 of 305 statewide, top 6%, 1,826 students, 28% FRL) — zoned schools average 17% FRL vs 46% district-wide (30 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 57% at this address vs 34% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Huntsville City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 366 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,046 (32.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.67% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.84%
• DSCR: 0.87
• GRM: 12.4

CMA / ARV

• ARV (median comp): $309,880
• List price: $284,900
• Delta: -8.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4702 Carrington Blvd	0.16mi	3/2.0	1,432 (-0%)	2mo	$274,500	$192	87
7135 Pale Dawn Pl	0.09mi	3/2.0	1,435 (+0%)	11mo	$279,990	$195	82
4703 Carrington Blvd	0.17mi	3/2.0	1,432 (-0%)	8mo	$275,000	$192	82
4632 Carrington Blvd	0.14mi	3/2.0	1,503 (+5%)	1mo	$300,000	$200	81
5023 Montauk Trl	0.11mi	3/2.0	1,435 (+0%)	19mo	$285,000	$199	75
5029 Montauk Trl SE	0.08mi	3/2.0	1,530 (+7%)	8mo	$286,000	$187	74
4816 Canterwood Dr SE	0.28mi	3/2.0	1,363 (-5%)	1mo	$268,000	$197	74
6818 Breyerton Way	0.18mi	3/2.0	1,500 (+5%)	11mo	$310,000	$207	70
5051 Montauk Trl	0.10mi	3/2.0	1,599 (+12%)	3mo	$310,000	$194	70
4938 Montauk Trl	0.34mi	3/2.0	1,595 (+11%)	3mo	$297,000	$186	59

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-57,277
• Equity at exit: $42,480

10-year hold

• IRR: -12.9%
• Equity multiple: 0.23×
• Total profit: $-61,579
• Equity at exit: $24,633

Cash invested: $79,772 (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 35763

• Home prices YoY: -3.6%
• Rents YoY: 3.5%
• Active inventory: 366
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,910 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$66 /mo · $794/yr
• Insurance: −$119
• HOA: −$19
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-189

Break-even live

Break-even rent $2,149

Max offer price $251,570

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-108	+0% $-189	+5% $-269	+10% $-350
Rent	-10% $-340	-5% $-264	+0% $-189	+5% $-113	+10% $-38
Rate	-1.0pp $-45	-0.5pp $-116	base $-189	+0.5pp $-262	+1.0pp $-338

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5015 Montauk Trl SE Owens Cross Roads, AL	3.0	2.0	1312	$1,800	$1.37	15d	1	0.14mi
4808 Canterwood Dr SE Owens Cross Roads, AL	3.0	2.0	1595	$1,850	$1.16	15d	1	0.24mi
5311 Frankford Dr SE Owens Cross Roads, AL	3.0	2.0	1598	$1,750	$1.10	45d	1	0.81mi
468 Wade Rd Unit A Owens Cross Roads, AL	2.0	2.0	1000	$1,295	$1.29	15d	1	0.99mi

HOA detail

• Monthly dues: $19 · $228/yr

Listing history 7 events

1. 2026-05-16
   status Pending 488-char remark
2. 2026-05-13
   listed $284,900 Active 488-char remark
3. 2016-12-14
   soldstatus $153,320
4. 2016-12-09
   soldstatus $152,900 390-char remark

   Show marketing remark (390 chars)

   Lovely Craftsman style home in an established community in the Hampton Cove area! Features isolated master retreat with glamour bath, large walk in closets, open floor plan with eat in kitchen, hardwood floors and more. Relax on the covered patio to enjoy the mountain views with privacy fenced yard and extra gardening space. Don't miss this unique opportunity in the Carrington community.

5. 2016-10-07
   listed $152,900 390-char remark

   Show marketing remark (390 chars)

   Lovely Craftsman style home in an established community in the Hampton Cove area! Features isolated master retreat with glamour bath, large walk in closets, open floor plan with eat in kitchen, hardwood floors and more. Relax on the covered patio to enjoy the mountain views with privacy fenced yard and extra gardening space. Don't miss this unique opportunity in the Carrington community.

6. 2012-05-16
   soldstatus $152,232

   Show marketing remark (237 chars)

   Beautiful all brick COMMUNITY. Covered front and back porches, walk-in closets in all bedrooms, Energy Star, stainless steel appliances, raised panel cabinets, rounded sheetrock corners, decorative brick, stacked stone columns and more!!

7. 2012-02-14
   listed $149,900

   Show marketing remark (237 chars)

   Beautiful all brick COMMUNITY. Covered front and back porches, walk-in closets in all bedrooms, Energy Star, stainless steel appliances, raised panel cabinets, rounded sheetrock corners, decorative brick, stacked stone columns and more!!

ⓘ 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: $794 · $66/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$374/yr (+$31/mo · 47.1%)

ⓘ 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 8 d/yr ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,926
• − Mortgage interest: −$15,959
• − Property taxes: −$794
• − Insurance: −$1,424
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − HOA: −$228
• − Depreciation: −$8,288
• Taxable loss: −$7,436
• Est. tax savings @ 24.0%: +$1,785
• After-tax cash flow: $-479/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): 19,819
• Household income: $123,497
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 73.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -10.43%
• Current HPI: 281.0561
• Rent YoY: ▲ 3.54%
• 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

+93.5% since first listed

8 events — show timeline

• 2026-06-09 Sold (MLS) $290,000 VMLS
• 2026-05-16 Pending — VMLS
• 2026-05-13 Listed $284,900 VMLS
• 2016-12-14 Sold (Public Records) $153,320 Public Records
• 2016-12-09 Sold (MLS) $152,900 VMLS
• 2016-10-07 Listed $152,900 VMLS
• 2012-05-16 Sold (MLS) $152,232 VMLS
• 2012-02-14 Listed $149,900 VMLS

Property tax history

-0.5%/yr

Latest (2017): $794 · +0.0% YoY. Source: county tax records.