3802 NW Lakeview Dr NW · Huntsville, AL 35810

$159,900

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 62 Days on market

Built 1960 0.36 ac lot $115/sqft · 22% below area Est $205k · 22% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.2/10.0
• 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 MLS

Welcome to this charming single-story gem nestled in the heart of Huntsville, Alabama. Perfectly combining comfort and convenience, this delightful 3-bedroom, 1-bathroom home offers an inviting atmosphere with its warm ambiance and thoughtful layout. Boasting 1,392 sq ft of living space, this residence provides an ideal canvas for creating cherished memories. Upon entering, you’ll be greeted by a sun-drenched living area that seamlessly flows into a cozy dining space – perfect for entertaining friends or enjoying family dinners. The bright kitchen is equipped with ample cabinetry and counter space, catering to culinary enthusiasts of all levels.

Key facts

• 0.36 acre lot
• Built 1960
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $100 ($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 $147k (8.3% below list).
• Recommended offer: $147k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Market conditions: Rents soft (-0.1%/yr); 337 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 34% 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 $5k 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 62 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $110k; 45% 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 $146,604 (8.3% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.92% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (median comp): $204,604
• List price: $159,900
• Delta: -21.85%
• 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
4304 Blue Springs Rd NW	0.51mi	3/2.0	1,366 (-2%)	5mo	$150,000	$110	65
2206 Lynn Rd NW	0.53mi	3/1.5	1,421 (+2%)	7mo	$155,000	$109	64
4209 Memorial Parkway North N	0.66mi	3/2.0	1,403 (+1%)	2mo	$185,000	$132	63
2413 Springhill Rd NW	0.59mi	3/1.5	1,311 (-6%)	4mo	$199,900	$152	57
2419 Tuxedo Dr NW	0.71mi	3/1.0	1,306 (-6%)	1mo	$79,000	$60	56
2709 Oaktree Ln	0.52mi	3/1.0	1,285 (-8%)	9mo	$117,800	$92	55
4505 Lakeview Dr	0.71mi	3/2.0	1,434 (+3%)	10mo	$209,000	$146	50
4212 NW Lakeview Dr	0.52mi	3/1.5	1,207 (-13%)	3mo	$205,000	$170	49
2803 Eva Dr NW	0.67mi	3/2.0	1,541 (+11%)	4mo	$150,000	$97	44
2702 Oakdale Ter	0.70mi	4/2.0 (+1)	1,497 (+8%)	5mo	$250,000	$167	42
4604 Rochell Dr	0.65mi	3/2.0	1,248 (-10%)	9mo	$210,000	$168	40
4201 Memorial Parkway North	0.60mi	3/2.0	1,228 (-12%)	10mo	$110,000	$90	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.47×
• Total profit: $-23,833
• Equity at exit: $23,842

10-year hold

• IRR: -12.7%
• Equity multiple: 0.35×
• Total profit: $-29,169
• Equity at exit: $13,825

Cash invested: $44,772 (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 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 337
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$839
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $100

Break-even live

Break-even rent $1,339

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $191	-5% $145	+0% $100	+5% $55	+10% $10
Rent	-10% $-16	-5% $42	+0% $100	+5% $158	+10% $216
Rate	-1.0pp $181	-0.5pp $141	base $100	+0.5pp $59	+1.0pp $17

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	44d	1	0.06mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	44d	1	0.22mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	44d	1	0.34mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	44d	1	0.35mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	45d	1	0.40mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	24d	1	0.44mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	44d	1	0.45mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	44d	1	0.46mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	44d	1	0.51mi
3606 Lakewood Rd NW Huntsville, AL	3.0	1.5	1408	$1,400	$0.99	44d	1	0.55mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	44d	1	0.60mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	44d	1	0.60mi
2801 Penland Ave NW Huntsville, AL	3.0	2.0	1650	$1,450	$0.88	24d	1	0.73mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	44d	1	0.75mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	14d	1	0.77mi
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	24d	1	0.79mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	24d	1	0.80mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	14d	1	0.85mi
3058 Boswell Dr NW Huntsville, AL	4.0	2.0	1450	$1,398	$0.96	44d	1	0.85mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	24d	1	0.89mi
611 Ofallon Rd NW Huntsville, AL	3.0	2.0	1350	$3,000	$2.22	24d	1	0.91mi
3013 Kirkland Dr NW Huntsville, AL	3.0	1.5	1324	$1,295	$0.98	44d	1	0.93mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	14d	1	0.95mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	24d	1	0.97mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	24d	1	0.99mi
2640 Blue Spring Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	944	$1,149	$1.22	44d	3	1.05mi
641 Dawson Ter NW Huntsville, AL	4.0	2.0	1506	$1,675	$1.11	14d	1	1.08mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	14d	2	1.16mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	44d	1	1.16mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	44d	1	1.24mi
2803 Hester Ln NW Huntsville, AL	3.0	1.5	1224	$1,400	$1.14	24d	1	1.27mi
3601 Fay St NW Huntsville, AL	2.0	1.0	972	$1,195	$1.23	44d	1	1.28mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	24d	1	1.32mi
6022 Belgrade Dr NW Huntsville, AL	3.0	1.5	1015	$1,320	$1.30	24d	1	1.34mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	1.35mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,300	$1.27	24d	1	1.35mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,262	$1.30	44d	1	1.36mi
2601 Blue Spring Rd NW Huntsville, AL	3.0	1.5	1700	$1,350	$0.79	24d	1	1.37mi
304 Wind Ave NW Huntsville, AL	2.0	1.0	960	$1,095	$1.14	44d	1	1.39mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	24d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $159,900 Active 62 DOM
2. 2026-06-17
   days on market $159,900 Active 61 DOM
3. 2026-06-16
   days on market $159,900 Active 60 DOM
4. 2026-06-15
   days on market $159,900 Active 59 DOM
5. 2026-06-14
   days on market $159,900 Active 57 DOM
6. 2026-06-10
   days on market $159,900 Active 54 DOM
7. 2026-06-09
   days on market $159,900 Active 53 DOM
8. 2026-06-08
   days on market $159,900 Active 52 DOM
9. 2026-06-07
   statusdays on market $159,900 Active 51 DOM
10. 2026-06-03
    days on market $159,900 Contingent 47 DOM
11. 2026-06-02
    days on market $159,900 Contingent 46 DOM
12. 2026-06-01
    days on market $159,900 Contingent 45 DOM
13. 2026-05-31
    days on market $159,900 Contingent 44 DOM
14. 2026-05-30
    days on market $159,900 Contingent 43 DOM
15. 2026-05-15
    historical Contingent 665-char remark

    Show marketing remark (665 chars)

    Welcome to this charming single-story gem nestled in the heart of Huntsville, Alabama. Perfectly combining comfort and convenience, this delightful 3-bedroom, 1-bathroom home offers an inviting atmosphere with its warm ambiance and thoughtful layout. Boasting 1,392 sq ft of living space, this residence provides an ideal canvas for creating cherished memories. Upon entering, you’ll be greeted by a sun-drenched living area that seamlessly flows into a cozy dining space – perfect for entertaining friends or enjoying family dinners. The bright kitchen is equipped with ample cabinetry and counter space, catering to culinary enthusiasts of all levels.

16. 2026-04-17
    listed $159,900 Active 665-char remark

    Show marketing remark (665 chars)

    Welcome to this charming single-story gem nestled in the heart of Huntsville, Alabama. Perfectly combining comfort and convenience, this delightful 3-bedroom, 1-bathroom home offers an inviting atmosphere with its warm ambiance and thoughtful layout. Boasting 1,392 sq ft of living space, this residence provides an ideal canvas for creating cherished memories. Upon entering, you’ll be greeted by a sun-drenched living area that seamlessly flows into a cozy dining space – perfect for entertaining friends or enjoying family dinners. The bright kitchen is equipped with ample cabinetry and counter space, catering to culinary enthusiasts of all levels.

17. 2021-09-09
    soldstatus $110,000
18. 2021-08-31
    soldstatus $110,000 Sold 410-char remark

    Show marketing remark (410 chars)

    Great investment opportunity. This 3 bedroom/1 bath home is located in a nice, quiet, established neighborhood in Northwest Huntsville. If you enjoy home renovation and repairs, this home is for you. The home features a large kitchen/den combination, living/dining room combination. There are hardwoods throughout some of the rooms. Large fenced in backyard with plenty of trees & storage shed. Sold As Is.

19. 2021-08-11
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Great investment opportunity. This 3 bedroom/1 bath home is located in a nice, quiet, established neighborhood in Northwest Huntsville. If you enjoy home renovation and repairs, this home is for you. The home features a large kitchen/den combination, living/dining room combination. There are hardwoods throughout some of the rooms. Large fenced in backyard with plenty of trees & storage shed. Sold As Is.

20. 2021-08-03
    listed $110,000 Active 410-char remark

    Show marketing remark (410 chars)

    Great investment opportunity. This 3 bedroom/1 bath home is located in a nice, quiet, established neighborhood in Northwest Huntsville. If you enjoy home renovation and repairs, this home is for you. The home features a large kitchen/den combination, living/dining room combination. There are hardwoods throughout some of the rooms. Large fenced in backyard with plenty of trees & storage shed. Sold As Is.

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $1,834 · $153/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,592
• − Mortgage interest: −$8,957
• − Property taxes: −$1,834
• − Insurance: −$800
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,652
• Taxable loss: −$1,464
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $1,554/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

+45.4% since first listed

6 events — show timeline

• 2026-05-15 Contingent — VMLS
• 2026-04-17 Listed $159,900 VMLS
• 2021-09-09 Sold (Public Records) $110,000 Public Records
• 2021-08-31 Sold (MLS) $110,000 VMLS
• 2021-08-11 Pending — VMLS
• 2021-08-03 Listed $110,000 VMLS

Property tax history

+9.2%/yr

Latest (2024): $1,834 · +16.1% YoY. Source: county tax records.