Fraser Plan · Huntsville, AL 35748

$422,900

4 bd · 3.0 ba · 2,595 sqft · SingleFamily · 371 Days on market

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The Fraser features 4 bedrooms and 3 bathrooms in over 2,500 square feet of living space, complemented by a 3-car garage. This thoughtfully designed floor plan is ideal for multi-generational living, offering a separate living area, bedroom, and bathroom for added privacy and convenience. The primary bedroom, located at the back of the house for ultimate privacy, includes an ensuite bathroom that may feature a walk-in shower and garden tub or just the walk-in shower, depending on the selections. The spacious walk-in closet is split, offering ample storage space and organized shelving for maximum efficiency. As you enter through the foyer, you are greeted by two guest bedrooms that share a full bathroom. These bedrooms are spacious, with large windows that invite natural light. Moving further into the home, you'll find a large dining room, perfect for family gatherings and formal meals. The well-appointed kitchen, which overlooks the expansive great room, features an island with bar seating, beautiful granite countertops, and high-end stainless-steel appliances. The adjoining dining area provides access to the porch, creating a seamless indoor-outdoor flow-ideal for entertaining. The great room, which flows effortlessly from the kitchen and dining areas, is perfect for relaxation or hosting guests. The open layout allows for a variety of seating arrangements and ensures that everyone feels included in the space. Like all homes in Wilson Cove, the Fraser includes the Home i

Key facts

• Large dining room
• Separate living area
• Ensuite bathroom

Tags

• SEPARATE LIVING AREA
• ENSUITE BATHROOM
• SPACIOUS WALK-IN CLOSET
• LARGE DINING ROOM
• WELL-APPOINTED KITCHEN
• ISLAND WITH BAR SEATING

🏗️ New construction. The $422,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $406,142.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $423k.

Deal economics

• At list price, monthly cash flow is $-313 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $316k (25.4% below list).
• Recommended offer: $316k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 371 days — a 12% lower offer ($372k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $315,626 (25.4% 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 371 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.31%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $406,142
• List price: $422,900
• Delta: 4.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7070 Regency Ln SE	0.02mi	4/3.0	2,595 (0%)	4mo	$409,900	$158	96
7028 Regency Ln	0.15mi	4/3.0	2,589 (-0%)	2mo	$474,900	$183	91
8518 Sophia Nicolle Ct SE	0.21mi	4/3.0	2,595 (0%)	1mo	$396,900	$153	90
7100 Kalli Ilyssa Cir SE	0.12mi	4/3.0	2,647 (+2%)	2mo	$519,900	$196	90
8502 Sophia Nicolle Ct SE	0.15mi	4/3.0	2,595 (0%)	6mo	$409,900	$158	88
7043 SE Regency Ln	0.01mi	4/2.5	2,359 (-9%)	6mo	$367,000	$156	77
7103 Raquel Cir	0.16mi	4/3.0	2,361 (-9%)	2mo	$407,900	$173	76
7108 Raquel Cir SE	0.15mi	4/3.0	2,361 (-9%)	3mo	$434,580	$184	75
8500 Sophia Nicolle Ct SE	0.15mi	4/3.0	2,361 (-9%)	3mo	$389,900	$165	75
8512 Sophia Nicolle Ct SE	0.18mi	4/3.0	2,377 (-8%)	3mo	$380,000	$160	75
8510 Sophia Nicolle Ct SE	0.18mi	4/3.0	2,377 (-8%)	3mo	$408,900	$172	75
9018 Mountain Preserve Blvd	0.56mi	4/2.0	2,314 (-11%)	2mo	$390,000	$169	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $201,288
• Equity at exit: $365,885

10-year hold

• IRR: 19.7%
• Equity multiple: 6.35×
• Total profit: $608,548
• Equity at exit: $789,044

Cash invested: $113,720 (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 35748

• Home prices YoY: 4.0%
• Active inventory: 184
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,156 medium
• Mortgage (P&I): −$2,130
• Tax est. 1.5%: −$508 /mo · $6,092/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$663
• Net cashflow: $-313

Break-even live

Break-even rent $3,553

Max offer price $360,805

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: $101,535
• Closing costs: $12,184
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	14d	1	0.43mi
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	44d	1	0.88mi

Listing history 16 events

1. 2026-06-18
   days on market $422,900 Active 371 DOM
2. 2026-06-17
   days on market $422,900 Active 370 DOM
3. 2026-06-16
   days on market $422,900 Active 369 DOM
4. 2026-06-15
   days on market $422,900 Active 368 DOM
5. 2026-06-14
   days on market $422,900 Active 366 DOM
6. 2026-06-10
   days on market $422,900 Active 363 DOM
7. 2026-06-09
   days on market $422,900 Active 362 DOM
8. 2026-06-08
   days on market $422,900 Active 361 DOM
9. 2026-06-07
   days on market $422,900 Active 360 DOM
10. 2026-06-03
    days on market $422,900 Active 356 DOM
11. 2026-06-02
    days on market $422,900 Active 355 DOM
12. 2026-06-01
    days on market $422,900 Active 354 DOM
13. 2026-05-31
    days on market $422,900 Active 353 DOM
14. 2026-05-30
    days on market $422,900 Active 352 DOM
15. 2025-07-03
    price $422,900 1496-char remark

    Show marketing remark (1496 chars)

    The Fraser features 4 bedrooms and 3 bathrooms in over 2,500 square feet of living space, complemented by a 3-car garage. This thoughtfully designed floor plan is ideal for multi-generational living, offering a separate living area, bedroom, and bathroom for added privacy and convenience. The primary bedroom, located at the back of the house for ultimate privacy, includes an ensuite bathroom that may feature a walk-in shower and garden tub or just the walk-in shower, depending on the selections. The spacious walk-in closet is split, offering ample storage space and organized shelving for maximum efficiency. As you enter through the foyer, you are greeted by two guest bedrooms that share a full bathroom. These bedrooms are spacious, with large windows that invite natural light. Moving further into the home, you'll find a large dining room, perfect for family gatherings and formal meals. The well-appointed kitchen, which overlooks the expansive great room, features an island with bar seating, beautiful granite countertops, and high-end stainless-steel appliances. The adjoining dining area provides access to the porch, creating a seamless indoor-outdoor flow-ideal for entertaining. The great room, which flows effortlessly from the kitchen and dining areas, is perfect for relaxation or hosting guests. The open layout allows for a variety of seating arrangements and ensures that everyone feels included in the space. Like all homes in Wilson Cove, the Fraser includes the Home i

16. 2025-06-12
    listed $423,900 Active 1496-char remark

    Show marketing remark (1496 chars)

    The Fraser features 4 bedrooms and 3 bathrooms in over 2,500 square feet of living space, complemented by a 3-car garage. This thoughtfully designed floor plan is ideal for multi-generational living, offering a separate living area, bedroom, and bathroom for added privacy and convenience. The primary bedroom, located at the back of the house for ultimate privacy, includes an ensuite bathroom that may feature a walk-in shower and garden tub or just the walk-in shower, depending on the selections. The spacious walk-in closet is split, offering ample storage space and organized shelving for maximum efficiency. As you enter through the foyer, you are greeted by two guest bedrooms that share a full bathroom. These bedrooms are spacious, with large windows that invite natural light. Moving further into the home, you'll find a large dining room, perfect for family gatherings and formal meals. The well-appointed kitchen, which overlooks the expansive great room, features an island with bar seating, beautiful granite countertops, and high-end stainless-steel appliances. The adjoining dining area provides access to the porch, creating a seamless indoor-outdoor flow-ideal for entertaining. The great room, which flows effortlessly from the kitchen and dining areas, is perfect for relaxation or hosting guests. The open layout allows for a variety of seating arrangements and ensures that everyone feels included in the space. Like all homes in Wilson Cove, the Fraser includes the Home i

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $37,875
• − Mortgage interest: −$22,750
• − Property taxes: −$6,092
• − Insurance: −$2,031
• − Repairs & maintenance: −$3,030
• − Management: −$3,030
• − Depreciation: −$11,815
• Taxable loss: −$10,873
• Est. tax savings @ 24.0%: +$2,610
• After-tax cash flow: $-1,150/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
• City population: 220,435
• Population (ZIP): 7,311

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 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: ▲ 13.02%
• Current HPI: 337.7613
• Rent YoY: —
• Metro: —
• 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

-0.2% since first listed

2 events — show timeline

• 2025-07-03 Price Changed $422,900 Zillow
• 2025-06-12 Listed $423,900 Zillow