13167 Dickens Ln · Huntsville, AL 35756

$217,500

2 bd · 1.5 ba · 1,112 sqft · SingleFamily public records · 90 Days on market

Built 1989 0.40 ac lot $196/sqft · 8% below area Est $237k · 8% under

---

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 +11.3/15.0
• Cash flow +11.2/30.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE Sun 8 Mar 1-4 PM Charming home in Copperfield subdivision in Madison! Situated on a huge corner lot with mature trees, this adorable property features a large covered back porch perfect for relaxing mornings or evening gatherings. Inside you'll find two spacious bedrooms, 1.5 baths, and brand new flooring throughout. The oversized primary bedroom offers a generous walk-in closet and plenty of room to unwind. The treed yard provides privacy and space to enjoy the outdoors while still being conveniently located near shopping, dining, and everything Madison has to offer. A wonderful opportunity for comfortable living in a great location!

Key facts

• Walk-in closet
• Huge corner lot
• Treed yard

Tags

• HUGE CORNER LOT
• LARGE COVERED BACK PORCH
• WALK-IN CLOSET
• TREED YARD
• DINING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (27.2% below list).
• Recommended offer: $158k (27.2% 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.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.1%/yr); 823 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $129k; list at $218k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,305 (27.2% 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 90 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $237,451
• List price: $217,500
• Delta: -8.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12974 Copperfield Ln	0.15mi	3/2.0 (+1)	1,209 (+9%)	4mo	$200,000	$165	68
13011 Copperfield Ln	0.16mi	3/2.0 (+1)	1,170 (+5%)	14mo	$205,000	$175	66
29781 Anna Cir	0.17mi	3/2.5 (+1)	1,096 (-1%)	23mo	$258,000	$235	62
29660 Allison Cir	0.29mi	3/2.0 (+1)	1,236 (+11%)	1mo	$247,200	$200	60
12918 Dickens Ln	0.24mi	3/2.0 (+1)	1,220 (+10%)	8mo	$210,000	$172	59
12768 Sludder Cir	0.52mi	3/2.0 (+1)	1,198 (+8%)	1mo	$227,900	$190	55
12580 Burgreen Rd	0.70mi	3/2.0 (+1)	1,150 (+3%)	4mo	$220,000	$191	51
12805 Hatchett Rd W	0.33mi	3/1.0 (+1)	1,164 (+5%)	23mo	$200,000	$172	50
12878 Quartz Cir	0.71mi	3/2.0 (+1)	1,174 (+6%)	23mo	$240,000	$204	32

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.28×
• Total profit: $-43,637
• Equity at exit: $32,430

10-year hold

• IRR: -18.7%
• Equity multiple: 0.07×
• Total profit: $-56,739
• Equity at exit: $18,805

Cash invested: $60,900 (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 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 823
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-85

Break-even live

Break-even rent $1,691

Max offer price $202,465

Occupancy floor —

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Kirby Ln Madison, AL	1.0–3.0	1.0–2.0	1501	$1,382	$0.92	14d	20	0.77mi
5541 Promenade Point Pkwy NW Madison, AL	1.0–3.0	1.0–2.0	1556	$1,758	$1.13	21d	1	0.88mi
5550 Promenade Point Pkwy Madison, AL	1.0–3.0	1.0–2.0	968	$1,172	$1.21	14d	13	0.89mi
14155 Creek Hl Madison, AL	3.0	2.0	1150	$1,656	$1.44	23d	1	1.09mi
1150 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1020	$1,322	$1.30	21d	50	1.18mi
237 Knox Creek Trl NW Madison, AL	3.0	2.0	1280	$1,650	$1.29	23d	1	1.33mi
110 Fernwood Cir Madison, AL	3.0	2.0	1410	$1,398	$0.99	44d	1	1.37mi
258 Mountain Creek Dr Madison, AL	3.0	2.0	1206	$1,575	$1.31	14d	1	1.38mi
111 Fernhill Dr NW Madison, AL	3.0	2.0	1487	$2,195	$1.48	14d	1	1.45mi

Listing history 13 events

1. 2026-06-05
   status $217,500 Pending 90 DOM
2. 2026-06-03
   days on market $217,500 Active 90 DOM
3. 2026-06-02
   days on market $217,500 Active 89 DOM
4. 2026-06-01
   days on market $217,500 Active 88 DOM
5. 2026-05-31
   days on market $217,500 Active 87 DOM
6. 2026-05-30
   days on market $217,500 Active 86 DOM
7. 2026-05-17
   price $217,500 653-char remark

   Show marketing remark (653 chars)

   OPEN HOUSE Sun 8 Mar 1-4 PM Charming home in Copperfield subdivision in Madison! Situated on a huge corner lot with mature trees, this adorable property features a large covered back porch perfect for relaxing mornings or evening gatherings. Inside you'll find two spacious bedrooms, 1.5 baths, and brand new flooring throughout. The oversized primary bedroom offers a generous walk-in closet and plenty of room to unwind. The treed yard provides privacy and space to enjoy the outdoors while still being conveniently located near shopping, dining, and everything Madison has to offer. A wonderful opportunity for comfortable living in a great location!

8. 2026-04-16
   price $219,500 653-char remark

   Show marketing remark (653 chars)

   OPEN HOUSE Sun 8 Mar 1-4 PM Charming home in Copperfield subdivision in Madison! Situated on a huge corner lot with mature trees, this adorable property features a large covered back porch perfect for relaxing mornings or evening gatherings. Inside you'll find two spacious bedrooms, 1.5 baths, and brand new flooring throughout. The oversized primary bedroom offers a generous walk-in closet and plenty of room to unwind. The treed yard provides privacy and space to enjoy the outdoors while still being conveniently located near shopping, dining, and everything Madison has to offer. A wonderful opportunity for comfortable living in a great location!

9. 2026-03-05
   listed $220,000 Active 653-char remark

   Show marketing remark (653 chars)

   OPEN HOUSE Sun 8 Mar 1-4 PM Charming home in Copperfield subdivision in Madison! Situated on a huge corner lot with mature trees, this adorable property features a large covered back porch perfect for relaxing mornings or evening gatherings. Inside you'll find two spacious bedrooms, 1.5 baths, and brand new flooring throughout. The oversized primary bedroom offers a generous walk-in closet and plenty of room to unwind. The treed yard provides privacy and space to enjoy the outdoors while still being conveniently located near shopping, dining, and everything Madison has to offer. A wonderful opportunity for comfortable living in a great location!

10. 2023-07-17
    soldstatus $129,000
11. 2023-07-14
    soldstatus $129,000 Sold 187-char remark

    Show marketing remark (187 chars)

    INVESTOR SPECIAL!!! Open floor plan home w/ a sprawling, fenced in backyard. Mature landscaping front and back. Newer HVAC. Roll up your sleeves and turn this home into something special.

12. 2023-06-08
    status Pending 187-char remark

    Show marketing remark (187 chars)

    INVESTOR SPECIAL!!! Open floor plan home w/ a sprawling, fenced in backyard. Mature landscaping front and back. Newer HVAC. Roll up your sleeves and turn this home into something special.

13. 2023-04-03
    listed $162,500 Active 187-char remark

    Show marketing remark (187 chars)

    INVESTOR SPECIAL!!! Open floor plan home w/ a sprawling, fenced in backyard. Mature landscaping front and back. Newer HVAC. Roll up your sleeves and turn this home into something special.

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $104/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,997
• − Mortgage interest: −$12,183
• − Property taxes: −$1,254
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$6,327
• Taxable loss: −$4,895
• Est. tax savings @ 24.0%: +$1,175
• After-tax cash flow: $153/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 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: Limestone County · 80,439 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 24,947
• Household income: $129,852
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 286.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 21% Two or more races 9% Hispanic / Latino 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Spanish 3% Korean 2% Other Indo-European 2%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.15%
• Current HPI: 180.5285
• Rent YoY: ▲ 1.15%
• 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

+33.8% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $217,500 VMLS
• 2026-04-16 Price Changed $219,500 VMLS
• 2026-03-05 Listed $220,000 VMLS
• 2023-07-17 Sold (Public Records) $129,000 Public Records
• 2023-07-14 Sold (MLS) $129,000 VMLS
• 2023-06-08 Pending — VMLS
• 2023-04-03 Listed $162,500 VMLS

Property tax history

+16.8%/yr

Latest (2025): $1,254 · +244.5% YoY. Source: county tax records.