3010 Belafonte Ave · Huntsville, AL 35816

$95,000

3 bd · 0.5 ba · 1,080 sqft · SingleFamily public records · 1 Days on market

Built 1967 9,147 sqft lot Est $153k · 38% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath home. Kitchen has been remodeled granite countertops and new cabinets.

Key facts

• Remodeled kitchen
• New cabinets
• Granite countertops

Tags

• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• NEW CABINETS

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Love

Exterior

• Parking: Carport with space for 1 vehicle
• Utilities: Public water; Electric service
• Home design: Single-family residence; One story; Built in 1967; Brick construction
• Construction: Brick exterior; Crawl space foundation; Built in 1967
• Exterior features: Public water

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.4% 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.
• 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: Sonnie Hereford Elementary School (math 4% / reading 20%, grade F, #554 of 627 statewide, top 88%, 611 students, 92% FRL); Huntsville Junior High School (math 20% / reading 45%, grade F, #105 of 257 statewide, top 42%, 418 students, 38% FRL); Huntsville High School (math 41% / reading 51%, grade D-, #18 of 305 statewide, top 6%, 1,826 students, 28% FRL).
• Market conditions: Rents rising (+2.7%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 38% of the median local income ($40k/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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.7% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $95,000

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 11.42%
• Cash-on-cash: 18.33%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $153,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1604 Armstrong St NW	0.15mi	3/1.0	1,131 (+5%)	1mo	$120,000	$106	82
2809 Greenside Dr NW	0.26mi	3/1.0	1,025 (-5%)	1mo	$59,900	$58	77
1613 Armstrong St NW	0.09mi	3/2.0	1,100 (+2%)	15mo	$191,000	$174	74
1906 Dunham Cir NW	0.62mi	3/1.0	1,080 (0%)	12mo	$105,000	$97	59
3408 Euclid Cir NW	0.67mi	3/1.0	1,131 (+5%)	1mo	$165,000	$146	58
1019 Crestline Rd NW	0.58mi	3/1.0	1,055 (-2%)	15mo	$140,000	$133	55
1607 Club View Dr NW	0.44mi	3/1.5	1,209 (+12%)	4mo	$172,000	$142	52
2715 Craft Ave	0.39mi	3/1.0	944 (-13%)	11mo	$138,700	$147	50
1610 Club View Dr NW	0.43mi	3/2.0	1,242 (+15%)	3mo	$220,200	$177	47
3406 Euclid Cir NW	0.67mi	3/2.0	1,203 (+11%)	1mo	$178,000	$148	43
1705 NW Chester St	0.38mi	2/1.0 (-1)	918 (-15%)	15mo	$130,000	$142	38
3410 NW Oakmont Ave NW	0.61mi	3/1.5	1,221 (+13%)	13mo	$170,000	$139	35

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,030
• Equity at exit: $14,165

10-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $40,212
• Equity at exit: $8,214

Cash invested: $26,600 (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 35816

• Home prices YoY: -9.0%
• Rents YoY: 2.7%
• Active inventory: 64
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,259 high
• Mortgage (P&I): −$498
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $406

Break-even live

Break-even rent $744

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $460	-5% $433	+0% $406	+5% $379	+10% $353
Rent	-10% $307	-5% $357	+0% $406	+5% $456	+10% $506
Rate	-1.0pp $454	-0.5pp $430	base $406	+0.5pp $382	+1.0pp $357

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 Armstrong St NW Huntsville, AL	3.0	1.0	1200	$1,195	$1.00	44d	1	0.17mi
3606 Crestmore Ave NW Huntsville, AL	4.0	2.0	1275	$1,400	$1.10	21d	1	0.34mi
1713 Niblick Ave NW Huntsville, AL	3.0	1.0	1000	$1,195	$1.20	24d	1	0.35mi
1715 Chester St NW Huntsville, AL	3.0	1.0	950	$1,250	$1.32	44d	1	0.42mi
3205 Hillandale Rd NW Huntsville, AL	2.0	1.0	1100	$1,200	$1.09	44d	1	0.57mi
2002 Laverne Dr NW Huntsville, AL	3.0	1.5	1165	$1,100	$0.94	24d	1	0.59mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	44d	1	0.60mi
2706 Norton Ave NW Huntsville, AL	3.0	2.0	1127	$1,098	$0.97	44d	1	0.66mi
3206 Brook Manor Ave NW Huntsville, AL	2.0	1.0	1156	$1,100	$0.95	14d	1	0.69mi
1904 Oglesby Dr NW Huntsville, AL	3.0	2.0	1026	$1,395	$1.36	14d	1	0.69mi
1300 Julia St NW Unit N/A Huntsville, AL	2.0	1.0	1100	$1,195	$1.09	14d	1	0.70mi
1208 Julia St NW Huntsville, AL	2.0	1.0	800	$745	$0.93	24d	1	0.76mi
905 Fairway Dr NW Huntsville, AL	2.0	1.0	1000	$995	$0.99	44d	1	0.83mi
3615 N Crestview Dr NW Unit 2 Huntsville, AL	2.0	1.5	920	$795	$0.86	24d	1	0.85mi
3621 N Crestview Dr NW Unit 2 Huntsville, AL	2.0	1.5	900	$895	$0.99	44d	1	0.86mi
2502 Hill St NW Huntsville, AL	3.0	1.0	1288	$1,200	$0.93	44d	1	0.92mi
3016 Holmes Ave NW Huntsville, AL	3.0	1.0	1092	$1,275	$1.17	24d	1	0.93mi
2721 Clayton Dr NW Huntsville, AL	3.0	1.0	1000	$998	$1.00	44d	1	0.98mi
2728 Clayton Dr NW Unit B Huntsville, AL	2.0	1.0	900	$795	$0.88	44d	1	0.98mi
2700 Union Dr NW Huntsville, AL	3.0	2.0	1340	$1,450	$1.08	21d	1	0.99mi
2711 Clayton Dr NW Huntsville, AL	3.0	1.5	1030	$1,400	$1.36	44d	1	1.01mi
612 Marguerite Dr NW Huntsville, AL	3.0	1.0	1040	$1,400	$1.35	44d	1	1.06mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	44d	1	1.06mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	44d	1	1.07mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	24d	1	1.09mi
609 10th St NW Huntsville, AL	4.0	2.0	1140	$1,650	$1.45	24d	1	1.10mi
1409 Lancewood Dr NW Huntsville, AL	1.0–3.0	1.0	900	$899	$1.00	14d	10	1.10mi
804 Appleby St NW Huntsville, AL	2.0	2.0	1170	$1,295	$1.11	14d	1	1.11mi
909 Woodall Ln NW Huntsville, AL	3.0	2.0	1368	$1,695	$1.24	44d	1	1.14mi
4414 Bonnell Dr NW Apt B Huntsville, AL	2.0	2.0	1015	$895	$0.88	24d	1	1.18mi
4414 Bonnell Dr NW Apt B Huntsville, AL	2.0	2.0	1015	$895	$0.88	44d	1	1.18mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	44d	1	1.20mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	21d	1	1.21mi
2416 Hanover Dr NW Huntsville, AL	3.0	2.0	1300	$1,395	$1.07	44d	1	1.29mi
4206 Holmes Ave NW Huntsville, AL	3.0	1.5	1266	$1,800	$1.42	44d	1	1.31mi
2212 Old Blue Spring Rd NW Unit B Huntsville, AL	2.0	1.0	759	$870	$1.15	24d	1	1.31mi
2212 Old Blue Spring Rd NW Unit A Huntsville, AL	2.0	1.0	970	$970	$1.00	24d	1	1.31mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	44d	1	1.32mi
4434 Bonnell Dr NW Unit B Huntsville, AL	2.0	2.0	900	$900	$1.00	24d	1	1.34mi
4437 Torrance Dr NW Unit B Huntsville, AL	2.0	1.0	930	$898	$0.97	21d	1	1.37mi

Listing history 2 events

1. 2026-06-18
   remarks 87-char remark
2. 2026-06-18
   listed $95,000 Active 1 DOM

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $602 · $50/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $15,102
• − Mortgage interest: −$5,321
• − Property taxes: −$602
• − Insurance: −$475
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$2,764
• Taxable income: $3,524
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $4,030/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): 15,939
• Household income: $40,242
• Rent vs Own: 75.9% rent · 24.1% own
• Severe rent burden: 1145.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 22% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1% Swedish 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 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: ▼ -24.06%
• Current HPI: 243.5404
• Rent YoY: ▲ 2.66%
• 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

1 event — show timeline

• 2026-06-17 Listed $95,000 VMLS

Property tax history

+6.6%/yr

Latest (2024): $602 · +11.6% YoY. Source: county tax records.