4056 Knollbrook Dr NW · Huntsville, AL 35810

$174,900

4 bd · 1.5 ba · 1,617 sqft · SingleFamily public records · 51 Days on market

Built 1979 10,454 sqft lot $108/sqft · 8% below area Est $202k · 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 +16.7/30.0
• ARV discount +13.6/15.0
• DSCR +5.2/10.0
• Livability +4.1/5.0
• 1% rule +4.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the potential of this spacious 2-story residence located in the heart of Huntsville. Offering 1,902 square feet of living space, this 4-bedroom, 2.5-bathroom home features a functional layout designed for comfortable living. The main level showcases a casual living room enhanced by hardwood flooring and a cozy fireplace, perfect for relaxing evenings. The eat-in kitchen provides ample workspace with laminate countertops and a convenient dining area. Retreat to the master suite, which includes a generous walk-in closet for all your storage needs. Three additional well-proportioned bedrooms ensure plenty of space for family, guests, or a dedicated home office.

Key facts

• Hardwood flooring
• Eat in kitchen
• 2 story residence

Tags

• 2 STORY RESIDENCE
• HARDWOOD FLOORING
• COZY FIREPLACE
• EAT IN KITCHEN
• WALK IN CLOSET

Property features AI

Finance

• Other: Property Type: Residential; Living area reported as 1,721 square feet
• HOA & community: No homeowners association; Subdivision: Rolling Hills

Exterior

• Parking: No parking/garage
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; Built in 1979; Split-level / multi-level
• Construction: Slab foundation
• Exterior features: Public water; Public sewer; Lot approximately 0.24 acres (about 10,454 sq ft) with dimensions 75 x 124 x 96 x 126

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central cooling
• Interior features: Wood-burning fireplace; Multi/split levels; 4 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $109 ($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 $157k (10.1% below list).
• Recommended offer: $157k (10.1% 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.
• Zoned schools: Rolling Hills Elementary School (math 4% / reading 17%, grade F, #565 of 627 statewide, top 90%, 483 students, 86% FRL); Ronald Mcnair 78 (math 0% / reading 23%, grade F, #225 of 257 statewide, top 88%, 414 students, 87% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 79% FRL vs 46% district-wide (33 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 soft (-0.1%/yr); 340 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 37% 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 51 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $157,210 (10.1% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.90% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (median comp): $202,140
• List price: $174,900
• Delta: -13.48%
• 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
3009 Winchester Rd	0.27mi	4/2.0	1,608 (-1%)	1mo	$259,900	$162	84
3003 Melrose Pl	0.28mi	3/2.0 (-1)	1,600 (-1%)	6mo	$70,000	$44	74
2817 Coosa Cir	0.55mi	4/2.0	1,608 (-1%)	1mo	$249,900	$155	71
3707 Jaguar Way NW	0.46mi	3/2.0 (-1)	1,620 (+0%)	1mo	$289,900	$179	70
2657 Ajs Arbor Dr	0.45mi	3/2.0 (-1)	1,620 (+0%)	3mo	$275,000	$170	69
6207 Achievement Cir	0.47mi	3/2.0 (-1)	1,620 (+0%)	4mo	$275,000	$170	68
4023 NW Knollbrook Dr	0.23mi	3/1.5 (-1)	1,462 (-10%)	6mo	$172,375	$118	63
5009 Lumary Dr NW	0.30mi	3/2.0 (-1)	1,480 (-8%)	4mo	$227,500	$154	62
6014 Pulaski Pike NW	0.59mi	3/1.5 (-1)	1,700 (+5%)	2mo	$180,000	$106	58
4805 Drews Dogwood Ln	0.43mi	3/2.0 (-1)	1,484 (-8%)	3mo	$266,184	$179	57
6215 Achievement Cir NW	0.47mi	3/2.0 (-1)	1,484 (-8%)	1mo	$269,900	$182	57
3912 Neptune Dr	0.57mi	3/1.5 (-1)	1,528 (-6%)	4mo	$189,900	$124	56

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: -15.3%
• Equity multiple: 0.47×
• Total profit: $-26,028
• Equity at exit: $26,078

10-year hold

• IRR: -12.6%
• Equity multiple: 0.35×
• Total profit: $-31,622
• Equity at exit: $15,122

Cash invested: $48,972 (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: 340
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$917
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $109

Break-even live

Break-even rent $1,434

Max offer price $174,900

Occupancy floor 88%

Sensitivity live

Price	-10% $208	-5% $159	+0% $109	+5% $60	+10% $10
Rent	-10% $-15	-5% $47	+0% $109	+5% $171	+10% $233
Rate	-1.0pp $197	-0.5pp $154	base $109	+0.5pp $64	+1.0pp $18

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	45d	1	0.27mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	25d	1	0.29mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	15d	2	0.33mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	25d	1	0.47mi
3314 Deerfield Rd NW Huntsville, AL	3.0	2.0	1207	$1,350	$1.12	45d	1	0.55mi
3729 Millbrae Dr NW Huntsville, AL	3.0	1.0	1050	$1,458	$1.39	15d	1	0.56mi
6309 Matic Rd NW Huntsville, AL	4.0	2.0	1334	$1,800	$1.35	45d	1	0.65mi
3813 Millbrae Dr NW Huntsville, AL	4.0	2.0	1500	$1,895	$1.26	45d	1	0.67mi
3814 Timwood Dr NW Huntsville, AL	3.0	2.0	1157	$1,195	$1.03	45d	1	0.68mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	25d	1	0.69mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	15d	1	0.74mi
5003 Stag Run Cir NW Huntsville, AL	3.0	2.0	1410	$1,450	$1.03	15d	1	0.79mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	46d	1	0.96mi
3708 Valleydale Rd NW Huntsville, AL	3.0	1.5	1136	$1,350	$1.19	45d	1	0.98mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	45d	1	1.01mi
3904 Battlefield Dr NW Huntsville, AL	4.0	2.0	1890	$1,600	$0.85	45d	1	1.01mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	25d	1	1.07mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	25d	1	1.12mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	45d	1	1.13mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	25d	1	1.14mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	45d	1	1.23mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	25d	1	1.30mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	45d	1	1.32mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	45d	1	1.33mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	45d	1	1.34mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	45d	1	1.41mi
2032 Ricky Rd NW Huntsville, AL	4.0	2.0	1181	$1,523	$1.29	22d	1	1.43mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	46d	1	1.44mi

Listing history 19 events

1. 2026-06-22
   days on market $174,900 Active 51 DOM
2. 2026-06-18
   days on market $174,900 Active 48 DOM
3. 2026-06-17
   days on market $174,900 Active 47 DOM
4. 2026-06-16
   days on market $174,900 Active 46 DOM
5. 2026-06-15
   days on market $174,900 Active 45 DOM
6. 2026-06-14
   pricedays on market $174,900 Active 43 DOM
7. 2026-06-10
   days on market $179,900 Active 40 DOM
8. 2026-06-09
   days on market $179,900 Active 39 DOM
9. 2026-06-08
   days on market $179,900 Active 38 DOM
10. 2026-06-07
    statusdays on market $179,900 Active 37 DOM
11. 2026-06-03
    days on market $179,900 Contingent 33 DOM
12. 2026-06-02
    days on market $179,900 Contingent 32 DOM
13. 2026-06-01
    days on market $179,900 Contingent 31 DOM
14. 2026-05-31
    days on market $179,900 Contingent 30 DOM
15. 2026-05-30
    days on market $179,900 Contingent 29 DOM
16. 2026-05-01
    listed $179,900 Active 676-char remark
17. 2024-03-14
    soldstatus $4,528,000
18. 2018-10-11
    soldstatus $110,000
19. 2018-07-02
    soldstatus $82,000

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,714 · $143/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $18,865
• − Mortgage interest: −$9,797
• − Property taxes: −$1,714
• − Insurance: −$874
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$5,088
• Taxable loss: −$1,627
• Est. tax savings @ 24.0%: +$391
• After-tax cash flow: $1,699/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

+113.3% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $174,900 VMLS
• 2026-06-05 Relisted — VMLS
• 2026-05-19 Contingent — VMLS
• 2026-05-01 Listed $179,900 VMLS
• 2024-03-14 Sold (Public Records) $4,528,000 Public Records
• 2018-10-11 Sold (Public Records) $110,000 Public Records
• 2018-07-02 Sold (Public Records) $82,000 Public Records

Property tax history

+13.1%/yr

Latest (2024): $1,714 · +2.4% YoY. Source: county tax records.