16781 Wellhouse Dr · Huntsville, AL 35749

$210,000

3 bd · 1.0 ba · 1,814 sqft · SingleFamily public records · 98 Days on market

Built 2009 5,227 sqft lot $116/sqft · 7% below area Est $226k · 7% 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 +18.1/30.0
• ARV discount +10.7/15.0
• DSCR +5.7/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Schools +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Some homes just feel right the moment you walk in. This charming 3-bedroom, 2-bath retreat offers 1,814 square feet of thoughtfully laid-out living space. The dining and breakfast area flows openly from the living room, while the kitchen offers its own defined space perfect for cooking without the chaos. Head upstairs to find all three spacious bedrooms, including a primary suite that is truly impressive in size and offers the kind of quiet, private retreat you'll look forward to at the end of the day. Out back, a large private fenced yard gives you the breathing room to make it your own. Nestled in a friendly Harvest neighborhood at an affordable price point, this one won't last

Key facts

• 5,227 sq ft lot
• Garage
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $180k (14.1% below list).
• Recommended offer: $180k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 flat; 666 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

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.
• 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 98 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $142k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,323 (14.1% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.86% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.80%
• DSCR: 1.17
• GRM: 9.7

CMA / ARV

• ARV (median comp): $225,835
• List price: $210,000
• Delta: -7.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16936 Wellhouse Dr	0.11mi	3/2.5	1,793 (-1%)	13mo	$196,000	$109	76
16786 Menefee Rd	0.11mi	3/2.0	1,749 (-4%)	13mo	$600,000	$343	74
16789 Wellhouse Dr	0.01mi	3/2.5	2,025 (+12%)	2mo	$210,000	$104	72
16880 Menefee Rd	0.15mi	4/2.0 (+1)	1,978 (+9%)	10mo	$298,900	$151	60
17115 Freedom Dr	0.55mi	3/2.5	2,020 (+11%)	4mo	$350,000	$173	46
28177 Kawana Ct	0.12mi	4/2.0 (+1)	1,547 (-15%)	20mo	$233,000	$151	44

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-26,174
• Equity at exit: $31,312

10-year hold

• IRR: -6.8%
• Equity multiple: 0.60×
• Total profit: $-23,229
• Equity at exit: $18,157

Cash invested: $58,800 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 666
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,803 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $186

Break-even live

Break-even rent $1,568

Max offer price $210,000

Occupancy floor 85%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16812 Wellhouse Dr Harvest, AL	3.0	3.0	2350	$1,498	$0.64	21d	1	0.06mi
16920 Wellhouse Dr Harvest, AL	3.0	3.0	2251	$1,600	$0.71	14d	1	0.09mi
16774 Mulberry Ln Athens, AL	4.0	3.0	2421	$2,150	$0.89	23d	1	0.92mi
27846 Phillip Wagnon Dr Athens, AL	4.0	2.0	1875	$2,000	$1.07	23d	1	1.37mi
18201 Menefee Rd Athens, AL	3.0	2.0	1665	$1,600	$0.96	14d	1	1.37mi
29419 Canoe Cir NW Harvest, AL	4.0	2.5	1964	$2,095	$1.07	23d	1	1.38mi
27657 Phillip Wagnon Dr Athens, AL	3.0	2.0	1360	$1,750	$1.29	14d	1	1.45mi

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 98 DOM
2. 2026-06-17
   days on market $210,000 Active 97 DOM
3. 2026-06-16
   days on market $210,000 Active 96 DOM
4. 2026-06-15
   days on market $210,000 Active 95 DOM
5. 2026-06-14
   days on market $210,000 Active 93 DOM
6. 2026-06-10
   days on market $210,000 Active 90 DOM
7. 2026-06-09
   days on market $210,000 Active 89 DOM
8. 2026-06-08
   days on market $210,000 Active 88 DOM
9. 2026-06-07
   days on market $210,000 Active 87 DOM
10. 2026-06-05
    days on market $210,000 Active 84 DOM
11. 2026-06-03
    days on market $210,000 Active 83 DOM
12. 2026-06-02
    days on market $210,000 Active 82 DOM
13. 2026-06-01
    days on market $210,000 Active 81 DOM
14. 2026-05-31
    days on market $210,000 Active 80 DOM
15. 2026-05-30
    pricedays on market $210,000 Active 79 DOM
16. 2026-04-09
    price $220,000 688-char remark

    Show marketing remark (688 chars)

    Some homes just feel right the moment you walk in. This charming 3-bedroom, 2-bath retreat offers 1,814 square feet of thoughtfully laid-out living space. The dining and breakfast area flows openly from the living room, while the kitchen offers its own defined space perfect for cooking without the chaos. Head upstairs to find all three spacious bedrooms, including a primary suite that is truly impressive in size and offers the kind of quiet, private retreat you'll look forward to at the end of the day. Out back, a large private fenced yard gives you the breathing room to make it your own. Nestled in a friendly Harvest neighborhood at an affordable price point, this one won't last

17. 2026-03-13
    listed $225,000 Active 688-char remark

    Show marketing remark (688 chars)

    Some homes just feel right the moment you walk in. This charming 3-bedroom, 2-bath retreat offers 1,814 square feet of thoughtfully laid-out living space. The dining and breakfast area flows openly from the living room, while the kitchen offers its own defined space perfect for cooking without the chaos. Head upstairs to find all three spacious bedrooms, including a primary suite that is truly impressive in size and offers the kind of quiet, private retreat you'll look forward to at the end of the day. Out back, a large private fenced yard gives you the breathing room to make it your own. Nestled in a friendly Harvest neighborhood at an affordable price point, this one won't last

18. 2020-11-05
    soldstatus $142,274
19. 2020-11-03
    soldstatus $144,900 Sold 713-char remark

    Show marketing remark (713 chars)

    THIS 3BED 2 BATH HOME IS CONVENIENTLY LOCATED CLOSE TO MADISON AND ATHENS. WALK INTO A SPACIOUS LIVING ROOM, THAT OPENS TO A OVER-SIZED EAT-IN KITCHEN AREA & KITCHEN W/AMPLKE COUNTERTOPS W/ISLAND PERFECT FOR COOKING & ENTERTAINING.UPSTAIRS YOU WILL ENJOY YOUR MASTER STE W/PLENTY OF ROOM FOR ALL YOUR FURNITURE & ITS OWN PRIVATE BATH & WALK IN CLOSET.TWO OTHER LARGE BEDROOMS THAT SHARE A BATH ARE ALSO ON SECOND FLOOR. OUTSIDE YOU WILL LOVE YOUR PRIVACY FENCE & SEPARATE FENCED AREA FOR ANIMALS, GREAT FOR GATHERINGS. IT ALSO FEATURES A ONE CAR GARAGE Recent updates include new kitchen countertops and cabinets, updated bathrooms, tile and carpet. HVAC and roof replaced 201PER SELLER.

20. 2020-09-26
    status Pending 713-char remark

    Show marketing remark (713 chars)

    THIS 3BED 2 BATH HOME IS CONVENIENTLY LOCATED CLOSE TO MADISON AND ATHENS. WALK INTO A SPACIOUS LIVING ROOM, THAT OPENS TO A OVER-SIZED EAT-IN KITCHEN AREA & KITCHEN W/AMPLKE COUNTERTOPS W/ISLAND PERFECT FOR COOKING & ENTERTAINING.UPSTAIRS YOU WILL ENJOY YOUR MASTER STE W/PLENTY OF ROOM FOR ALL YOUR FURNITURE & ITS OWN PRIVATE BATH & WALK IN CLOSET.TWO OTHER LARGE BEDROOMS THAT SHARE A BATH ARE ALSO ON SECOND FLOOR. OUTSIDE YOU WILL LOVE YOUR PRIVACY FENCE & SEPARATE FENCED AREA FOR ANIMALS, GREAT FOR GATHERINGS. IT ALSO FEATURES A ONE CAR GARAGE Recent updates include new kitchen countertops and cabinets, updated bathrooms, tile and carpet. HVAC and roof replaced 201PER SELLER.

21. 2020-09-21
    listed $144,900 Active 713-char remark

    Show marketing remark (713 chars)

    THIS 3BED 2 BATH HOME IS CONVENIENTLY LOCATED CLOSE TO MADISON AND ATHENS. WALK INTO A SPACIOUS LIVING ROOM, THAT OPENS TO A OVER-SIZED EAT-IN KITCHEN AREA & KITCHEN W/AMPLKE COUNTERTOPS W/ISLAND PERFECT FOR COOKING & ENTERTAINING.UPSTAIRS YOU WILL ENJOY YOUR MASTER STE W/PLENTY OF ROOM FOR ALL YOUR FURNITURE & ITS OWN PRIVATE BATH & WALK IN CLOSET.TWO OTHER LARGE BEDROOMS THAT SHARE A BATH ARE ALSO ON SECOND FLOOR. OUTSIDE YOU WILL LOVE YOUR PRIVACY FENCE & SEPARATE FENCED AREA FOR ANIMALS, GREAT FOR GATHERINGS. IT ALSO FEATURES A ONE CAR GARAGE Recent updates include new kitchen countertops and cabinets, updated bathrooms, tile and carpet. HVAC and roof replaced 201PER SELLER.

22. 2017-10-17
    soldstatus $104,380
23. 2017-09-29
    soldstatus $104,000
24. 2017-06-16
    listed $106,000

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$264/yr (+$22/mo · 44.1%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $21,639
• − Mortgage interest: −$11,763
• − Property taxes: −$597
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,731
• − Management: −$1,731
• − Depreciation: −$6,109
• Taxable loss: −$1,343
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $2,554/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: 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: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

+107.5% since first listed

9 events — show timeline

• 2026-04-09 Price Changed $220,000 VMLS
• 2026-03-13 Listed $225,000 VMLS
• 2020-11-05 Sold (Public Records) $142,274 Public Records
• 2020-11-03 Sold (MLS) $144,900 VMLS
• 2020-09-26 Pending — VMLS
• 2020-09-21 Listed $144,900 VMLS
• 2017-10-17 Sold (Public Records) $104,380 Public Records
• 2017-09-29 Sold (MLS) $104,000 VMLS
• 2017-06-16 Listed $106,000 VMLS

Property tax history

+6.1%/yr

Latest (2025): $597 · +2.7% YoY. Source: county tax records.