Kingfisher Plan · Huntsville, AL 35763

$99,707

2 bd · 1.0 ba · 819 sqft · SingleFamily · 730 Days on market

Excellent condition $450/mo HOA · 32% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• Cash flow +2.1/30.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

We are proud to introduce our brand new 55+ active adult cottage community in Huntsville, Alabama, voted the best place to live according to U. S. News & World Report. Our community offers the perfect balance of convenience, style, and fun. Say goodbye to the hassle of upkeep and hello to low-maintenance, carefree living. Our homes offer more than just a living space; they offer a lifestyle. Ideal for those seeking simplicity without compromising on comfort. From growing your own fruits and veggies in our community garden to exciting group activities in our pavilion clubhouse, we have everything you need to stay active and healthy. And with our access-controlled gated entry and privacy fence, you can enjoy peace of mind knowing that you and your home are safe and secure. Are you ready to embrace the simplicity and charm of our tiny home-inspired living? Don't wait, come experience the ultimate active lifestyle in our new 55+ active adult community today! Contact us to secure your very own sanctuary and embark on an extraordinary journey towards a simpler, more fulfilling life. Give us a call today!

Key facts

• Pavilion clubhouse
• Community garden
• Privacy fence

Tags

• ACTIVE ADULT COMMUNITY
• LOW-MAINTENANCE LIVING
• COMMUNITY GARDEN
• PAVILION CLUBHOUSE
• ACCESS-CONTROLLED GATED ENTRY
• PRIVACY FENCE

🏗️ New construction. The $99,707 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $208,347.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-763 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (1.8% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.9% vs local median 3.8% in Huntsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.5%/yr); 366 active listings in the ZIP; high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent is only 14% of the median local income ($123k/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 $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 730 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; HOA is 32% of rent.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,742 (12.0% 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 730 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.68% ✗
• Cap rate: 1.90%
• Cash-on-cash: -15.70%
• DSCR: 0.30
• GRM: 12.2

CMA / ARV

• ARV (median comp): $208,347
• List price: $99,707
• Delta: -52.14%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -45.5%
• Equity multiple: -0.39×
• Total profit: $-81,311
• Equity at exit: $31,065

10-year hold

• IRR: -75.9%
• Equity multiple: -1.21×
• Total profit: $-128,977
• Equity at exit: $18,014

Cash invested: $58,337 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$1,093
• Tax est. 1.5%: −$260 /mo · $3,125/yr
• Insurance: −$87
• HOA: −$450
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-763

Break-even live

Break-even rent $2,392

Max offer price $97,870

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: $52,087
• Closing costs: $6,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $450 · $5,400/yr
• Likely covers: security

Listing history 15 events

1. 2026-06-18
   days on market $99,707 Active 730 DOM
2. 2026-06-17
   days on market $99,707 Active 729 DOM
3. 2026-06-16
   days on market $99,707 Active 728 DOM
4. 2026-06-15
   days on market $99,707 Active 727 DOM
5. 2026-06-14
   days on market $99,707 Active 725 DOM
6. 2026-06-10
   days on market $99,707 Active 722 DOM
7. 2026-06-09
   days on market $99,707 Active 721 DOM
8. 2026-06-08
   days on market $99,707 Active 720 DOM
9. 2026-06-07
   days on market $99,707 Active 719 DOM
10. 2026-06-02
    days on market $99,707 Active 714 DOM
11. 2026-06-01
    days on market $99,707 Active 713 DOM
12. 2026-05-31
    days on market $99,707 Active 712 DOM
13. 2026-05-30
    days on market $99,707 Active 711 DOM
14. 2024-09-23
    price $99,707 1121-char remark

    Show marketing remark (1121 chars)

    We are proud to introduce our brand new 55+ active adult cottage community in Huntsville, Alabama, voted the best place to live according to U. S. News & World Report. Our community offers the perfect balance of convenience, style, and fun. Say goodbye to the hassle of upkeep and hello to low-maintenance, carefree living. Our homes offer more than just a living space; they offer a lifestyle. Ideal for those seeking simplicity without compromising on comfort. From growing your own fruits and veggies in our community garden to exciting group activities in our pavilion clubhouse, we have everything you need to stay active and healthy. And with our access-controlled gated entry and privacy fence, you can enjoy peace of mind knowing that you and your home are safe and secure. Are you ready to embrace the simplicity and charm of our tiny home-inspired living? Don't wait, come experience the ultimate active lifestyle in our new 55+ active adult community today! Contact us to secure your very own sanctuary and embark on an extraordinary journey towards a simpler, more fulfilling life. Give us a call today!

15. 2024-06-18
    listed $96,100 Active 1121-char remark

    Show marketing remark (1121 chars)

    We are proud to introduce our brand new 55+ active adult cottage community in Huntsville, Alabama, voted the best place to live according to U. S. News & World Report. Our community offers the perfect balance of convenience, style, and fun. Say goodbye to the hassle of upkeep and hello to low-maintenance, carefree living. Our homes offer more than just a living space; they offer a lifestyle. Ideal for those seeking simplicity without compromising on comfort. From growing your own fruits and veggies in our community garden to exciting group activities in our pavilion clubhouse, we have everything you need to stay active and healthy. And with our access-controlled gated entry and privacy fence, you can enjoy peace of mind knowing that you and your home are safe and secure. Are you ready to embrace the simplicity and charm of our tiny home-inspired living? Don't wait, come experience the ultimate active lifestyle in our new 55+ active adult community today! Contact us to secure your very own sanctuary and embark on an extraordinary journey towards a simpler, more fulfilling life. Give us a call today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,109
• − Mortgage interest: −$11,671
• − Property taxes: −$3,125
• − Insurance: −$1,042
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − HOA: −$5,400
• − Depreciation: −$6,061
• Taxable loss: −$12,927
• Est. tax savings @ 24.0%: +$3,102
• After-tax cash flow: $-6,059/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This single-family home in Huntsville, Alabama, is in excellent condition with a well-maintained exterior and interior. It offers a good balance of style and functionality, making it an ideal property for both resale and rental.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 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: 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

+3.8% since first listed

2 events — show timeline

• 2024-09-23 Price Changed $99,707 Zillow
• 2024-06-18 Listed $96,100 Zillow