201 Arrowfeather Dr · Huntsville, AL 35759

$275,000

3 bd · 1.0 ba · 2,313 sqft · SingleFamily public records · 60 Days on market

Built 1991 0.50 ac lot Est $338k · 19% under

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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).

• Cash flow +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Livability +4.1/5.0
• 1% rule +3.1/10.0
• Schools +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move to the country in this well-maintained 3 bedroom, 2 bath home in Greenlawn Estates on half an acre. Situated on a peaceful culdesac, this spacious home features high ceilings and crown molding throughout. There's an attached 2 car garage and a detached two car garage with plenty of room for a workshop and a great fenced-in backyard for the kids. Great location that's just minutes from all north Huntsville, the Arsenal, the Tennessee state line, and major highways. Convenient to shopping, restaurants, and more.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $222k (19.2% below list).
• Recommended offer: $222k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Martin Luther King Jr Elementary School (math 4% / reading 18%, grade F, #560 of 627 statewide, top 90%, 464 students, 89% FRL); Chapman Middle School (math 2% / reading 23%, grade F, #216 of 257 statewide, top 86%, 368 students, 88% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 85% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 34% district-wide (-22 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 flat; 504 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 60 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $217k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $222,216 (19.2% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $337,698
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
357 Countess Rd NE	0.31mi	3/2.0	2,357 (+2%)	1mo	$325,000	$138	78
133 Antebellum Dr	0.12mi	3/3.0	2,070 (-10%)	1mo	$352,800	$170	68
131 Wellspring Rd	0.42mi	4/3.0 (+1)	2,106 (-9%)	1mo	$306,900	$146	52
208 Gwynns Fall Trl	0.71mi	4/3.0 (+1)	2,300 (-1%)	2mo	$330,900	$144	51
214 Gwynns Fall Trl	0.73mi	4/3.0 (+1)	2,300 (-1%)	1mo	$332,050	$144	51
271 List Rd	0.50mi	4/3.0 (+1)	2,595 (+12%)	2mo	$374,900	$144	42
102 Fern Creek Dr	0.52mi	4/3.0 (+1)	2,595 (+12%)	1mo	$374,900	$144	41
239 List Rd	0.52mi	4/3.0 (+1)	2,019 (-13%)	1mo	$330,900	$164	41
100 Fern Creek Dr	0.52mi	4/3.0 (+1)	2,019 (-13%)	1mo	$332,400	$165	41
101 Fern Creek Dr	0.51mi	4/3.0 (+1)	2,595 (+12%)	2mo	$364,900	$141	41
103 Fern Creek Dr	0.53mi	4/3.0 (+1)	2,019 (-13%)	1mo	$319,900	$158	40
270 List Rd	0.54mi	4/3.0 (+1)	2,595 (+12%)	2mo	$382,048	$147	40

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-44,186
• Equity at exit: $41,003

10-year hold

• IRR: -12.8%
• Equity multiple: 0.32×
• Total profit: $-52,308
• Equity at exit: $23,777

Cash invested: $77,000 (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 35759

• Home prices YoY: -6.1%
• Rents YoY: 0.6%
• Active inventory: 504
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,222 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $92

Break-even live

Break-even rent $2,106

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $247	-5% $169	+0% $92	+5% $14	+10% $-64
Rent	-10% $-84	-5% $4	+0% $92	+5% $179	+10% $267
Rate	-1.0pp $230	-0.5pp $162	base $92	+0.5pp $20	+1.0pp $-52

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Arrowfeather Dr NE Meridianville, AL	3.0	2.0	2025	$1,875	$0.93	46d	1	0.05mi
153 Jacque Jim Dr NE Huntsville, AL	3.0	2.5	2266	$2,850	$1.26	45d	1	0.15mi
104 Settlement Dr Huntsville, AL	4.0	2.0	1841	$1,950	$1.06	45d	1	0.56mi
104 Settlement Dr Huntsville, AL	4.0	2.0	1841	$1,950	$1.06	25d	1	0.56mi
112 Becky Ln Meridianville, AL	4.0	2.5	1585	$1,656	$1.04	25d	1	1.28mi
295 Becky Dr Meridianville, AL	3.0	2.5	2250	$1,850	$0.82	46d	1	1.47mi

Listing history 12 events

1. 2026-04-22
   status Pending
2. 2026-04-16
   price $275,000
3. 2026-02-20
   listed $295,900 Active
4. 2019-07-30
   soldstatus $217,000 Sold 520-char remark

   Show marketing remark (520 chars)

   Move to the country in this well-maintained 3 bedroom, 2 bath home in Greenlawn Estates on half an acre. Situated on a peaceful culdesac, this spacious home features high ceilings and crown molding throughout. There's an attached 2 car garage and a detached two car garage with plenty of room for a workshop and a great fenced-in backyard for the kids. Great location that's just minutes from all north Huntsville, the Arsenal, the Tennessee state line, and major highways. Convenient to shopping, restaurants, and more.

5. 2019-07-30
   soldstatus $217,000

   Show marketing remark (520 chars)

   Move to the country in this well-maintained 3 bedroom, 2 bath home in Greenlawn Estates on half an acre. Situated on a peaceful culdesac, this spacious home features high ceilings and crown molding throughout. There's an attached 2 car garage and a detached two car garage with plenty of room for a workshop and a great fenced-in backyard for the kids. Great location that's just minutes from all north Huntsville, the Arsenal, the Tennessee state line, and major highways. Convenient to shopping, restaurants, and more.

6. 2019-06-27
   status Pending 520-char remark

   Show marketing remark (520 chars)

   Move to the country in this well-maintained 3 bedroom, 2 bath home in Greenlawn Estates on half an acre. Situated on a peaceful culdesac, this spacious home features high ceilings and crown molding throughout. There's an attached 2 car garage and a detached two car garage with plenty of room for a workshop and a great fenced-in backyard for the kids. Great location that's just minutes from all north Huntsville, the Arsenal, the Tennessee state line, and major highways. Convenient to shopping, restaurants, and more.

7. 2019-06-11
   status Active 520-char remark

   Show marketing remark (520 chars)

   Move to the country in this well-maintained 3 bedroom, 2 bath home in Greenlawn Estates on half an acre. Situated on a peaceful culdesac, this spacious home features high ceilings and crown molding throughout. There's an attached 2 car garage and a detached two car garage with plenty of room for a workshop and a great fenced-in backyard for the kids. Great location that's just minutes from all north Huntsville, the Arsenal, the Tennessee state line, and major highways. Convenient to shopping, restaurants, and more.

8. 2019-06-09
   historical Contingent 520-char remark

   Show marketing remark (520 chars)

   Move to the country in this well-maintained 3 bedroom, 2 bath home in Greenlawn Estates on half an acre. Situated on a peaceful culdesac, this spacious home features high ceilings and crown molding throughout. There's an attached 2 car garage and a detached two car garage with plenty of room for a workshop and a great fenced-in backyard for the kids. Great location that's just minutes from all north Huntsville, the Arsenal, the Tennessee state line, and major highways. Convenient to shopping, restaurants, and more.

9. 2019-05-31
   listed $214,900 Active 520-char remark

   Show marketing remark (520 chars)

   Move to the country in this well-maintained 3 bedroom, 2 bath home in Greenlawn Estates on half an acre. Situated on a peaceful culdesac, this spacious home features high ceilings and crown molding throughout. There's an attached 2 car garage and a detached two car garage with plenty of room for a workshop and a great fenced-in backyard for the kids. Great location that's just minutes from all north Huntsville, the Arsenal, the Tennessee state line, and major highways. Convenient to shopping, restaurants, and more.

10. 2016-09-23
    soldstatus $176,000
11. 2016-09-22
    soldstatus $176,000 314-char remark

    Show marketing remark (314 chars)

    Beautiful 3 bedroom, 2 full bathroom home with an end lot and both attached and detached garage. House has fresh paint inside and out, cabinets freshly painted, and new carpet in all bedrooms. Great location on the outskirts of Huntsville close enough to restaurants and shopping while still having a country feel.

12. 2016-06-22
    listed $175,000 314-char remark

    Show marketing remark (314 chars)

    Beautiful 3 bedroom, 2 full bathroom home with an end lot and both attached and detached garage. House has fresh paint inside and out, cabinets freshly painted, and new carpet in all bedrooms. Great location on the outskirts of Huntsville close enough to restaurants and shopping while still having a country feel.

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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 ≥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: $26,666
• − Mortgage interest: −$15,404
• − Property taxes: −$1,286
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,133
• − Management: −$2,133
• − Depreciation: −$8,000
• Taxable loss: −$3,666
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $1,979/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): 14,103
• Household income: $102,880
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 148.0

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 61% Black 23% Two or more races 8% Hispanic / Latino 4% Native American 3% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -18.37%
• Current HPI: 282.7104
• Rent YoY: ▲ 0.55%
• 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

+57.1% since first listed

12 events — show timeline

• 2026-04-22 Pending — VMLS
• 2026-04-16 Price Changed $275,000 VMLS
• 2026-02-20 Listed $295,900 VMLS
• 2019-07-30 Sold (Public Records) $217,000 Public Records
• 2019-07-30 Sold (MLS) $217,000 VMLS
• 2019-06-27 Pending — VMLS
• 2019-06-11 Relisted — VMLS
• 2019-06-09 Contingent — VMLS
• 2019-05-31 Listed $214,900 VMLS
• 2016-09-23 Sold (Public Records) $176,000 Public Records
• 2016-09-22 Sold (MLS) $176,000 VMLS
• 2016-06-22 Listed $175,000 VMLS

Property tax history

+3.5%/yr

Latest (2024): $1,286 · +0.0% YoY. Source: county tax records.