5012 Rickwood Ct · Huntsville, AL 35810

$185,000

3 bd · 1.0 ba · 1,688 sqft · SingleFamily public records · 20 Days on market

Built 1967 0.33 ac lot Est $213k · 13% under

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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 +19.7/30.0
• ARV discount +13.4/15.0
• DSCR +6.2/10.0
• 1% rule +4.1/10.0
• 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

Lovingly maintained mid-century modern one-story 3b/2b/2 living/2 car garage with spacious front porch and brand new back deck. Vibrant, friendly community with large backyards and convenient to 255 & 53. This home is ready for updates or immediately enjoy living in a classic floorplan with flow, personality, and space. Huge rear window overlooks brand new back deck and backyard right from the kitchen. Living/dining/office space to the right of the entry & kitchen, with primary bed and en suite at front of house with laundry, family room, hall bath and two secondary bedrooms at the rear. Wallpaper, wood paneling, hardwood floors, classic light fixtures, multiple extra closets.

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (9.0% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: James Dawson Elementary (math 0% / reading 24%, grade F, #536 of 627 statewide, top 88%, 432 students, 88% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 76% FRL vs 46% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 34% district-wide (-21 pts) — the specific schools serving this property underperform the Huntsville City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.1%/yr); 337 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 39% 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 $1k of loan paydown is wiped out by about $6k 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 20 days — a 2% 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 $168,367 (9.0% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $212,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6113 Rickwood Dr NW	0.16mi	3/2.0	1,700 (+1%)	4mo	$257,500	$151	84
3629 Greenbriar Dr	0.07mi	3/2.0	1,600 (-5%)	10mo	$135,000	$84	76
3514 Nathalee Ave	0.37mi	3/2.0	1,800 (+7%)	2mo	$300,000	$167	66
4915 Westwood Dr NW	0.27mi	3/1.5	1,552 (-8%)	12mo	$195,000	$126	62
6014 Ellington Rd NW	0.26mi	4/2.5 (+1)	1,792 (+6%)	7mo	$150,000	$84	61
3900 Vogel Dr NW	0.66mi	3/1.5	1,628 (-4%)	3mo	$191,500	$118	59
3520 Maggie Ave	0.29mi	4/2.5 (+1)	1,620 (-4%)	13mo	$255,000	$157	58
3613 Bragg St NW	0.55mi	4/2.0 (+1)	1,801 (+7%)	9mo	$225,000	$125	47
4901 Roebuck Rd NW	0.41mi	4/2.0 (+1)	1,931 (+14%)	2mo	$225,000	$117	46
3818 Jamestown Dr	0.72mi	4/2.5 (+1)	1,770 (+5%)	3mo	$249,900	$141	44
3309 Buttrey Dr	0.54mi	4/2.0 (+1)	1,902 (+13%)	13mo	$246,000	$129	34
3315 Delia Ln NW	0.63mi	3/2.0	1,442 (-15%)	14mo	$171,000	$119	30

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: -11.6%
• Equity multiple: 0.59×
• Total profit: $-21,154
• Equity at exit: $27,584

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-19,985
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,684 high
• Mortgage (P&I): −$970
• Tax from tax record: −$66 /mo · $788/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $217

Break-even live

Break-even rent $1,409

Max offer price $185,000

Occupancy floor 82%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6015 Kimbrell Ln NW Huntsville, AL	4.0	2.5	1958	$2,300	$1.17	44d	1	0.20mi
6008 Ellington Rd NW Huntsville, AL	4.0	2.5	1845	$1,595	$0.86	44d	1	0.23mi
3423 Rosedale Dr NW Huntsville, AL	3.0	1.0	1145	$1,000	$0.87	44d	1	0.43mi
3304 Buttrey Dr NW Huntsville, AL	4.0	2.0	1656	$1,681	$1.02	23d	1	0.54mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	44d	1	0.79mi
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	44d	1	0.82mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	23d	1	0.83mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	44d	1	0.91mi
3708 Valleydale Rd NW Huntsville, AL	3.0	1.5	1136	$1,350	$1.19	44d	1	1.04mi
2508 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1205	$1,385	$1.15	44d	1	1.09mi
3614 Wilbur Ave NW Huntsville, AL	3.0	1.5	1196	$1,420	$1.19	23d	1	1.09mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	44d	1	1.12mi
2505 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1222	$1,300	$1.06	23d	1	1.12mi
3203 Dyas Dr NW Huntsville, AL	3.0	2.0	1346	$2,100	$1.56	23d	1	1.14mi
4700 Sparkman Dr NW Huntsville, AL	3.0	1.5	1554	$1,350	$0.87	23d	1	1.15mi
3616 Hester Ln NW Huntsville, AL	4.0	2.0	1650	$1,350	$0.82	44d	1	1.20mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	23d	1	1.23mi
5003 Stag Run Cir NW Huntsville, AL	3.0	2.0	1410	$1,450	$1.03	14d	1	1.23mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	44d	1	1.45mi

Listing history 12 events

1. 2026-06-14
   statusdays on market $185,000 Pending 20 DOM
2. 2026-06-10
   days on market $185,000 Active 19 DOM
3. 2026-06-09
   days on market $185,000 Active 18 DOM
4. 2026-06-08
   days on market $185,000 Active 17 DOM
5. 2026-06-07
   days on market $185,000 Active 16 DOM
6. 2026-06-03
   days on market $185,000 Active 12 DOM
7. 2026-06-02
   days on market $185,000 Active 11 DOM
8. 2026-06-01
   days on market $185,000 Active 10 DOM
9. 2026-05-31
   days on market $185,000 Active 9 DOM
10. 2026-05-30
    days on market $185,000 Active 8 DOM
11. 2026-03-10
    status Pending
12. 2026-03-06
    listed $175,000 Active

ⓘ 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: $788 · $66/mo
• Projected year-2 tax: $788 · $66/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $20,204
• − Mortgage interest: −$10,363
• − Property taxes: −$788
• − Insurance: −$925
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,382
• Taxable loss: −$486
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $2,723/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

2 events — show timeline

• 2026-03-10 Pending — VMLS
• 2026-03-06 Listed $175,000 VMLS

Property tax history

+4.1%/yr

Latest (2024): $788 · +2.4% YoY. Source: county tax records.