3803 Eton Rd · Huntsville, AL 35811

$200,000

5 bd · 3.0 ba · 1,008 sqft · SingleFamily public records · 84 Days on market

Built 1959 $198/sqft · 64% above area Est $190k · 5% over

---

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 +19.8/30.0
• DSCR +6.3/10.0
• ARV discount +5.1/15.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• 1% rule +3.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

Steps away from Alabama A&M University, this single-family home offers a layout perfect for a rental, multigenerational living, or at-home business use. Five bedrooms -- including 2 with attached baths -- support room-by-room leasing or shared housing. A private-entry suite opens directly to the covered patio with its own bath, offering separation and privacy. Major systems (roof, siding, HVAC, electrical) updated within 5 years. All appliances (including washer & dryer) remain. New flooring throughout. Covered front porch, fenced yard extending to the front, storage shed, and quick access to Memorial Parkway and downtown Huntsville!

Key facts

• Covered front porch
• Fenced yard
• Private-entry suite

Tags

• PRIVATE-ENTRY SUITE
• COVERED PATIO
• MAJOR SYSTEMS UPDATED
• COVERED FRONT PORCH
• FENCED YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/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 $178k (11.1% below list).
• Recommended offer: $178k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Rents rising fast (+6.8%/yr); 560 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 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.
• 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 + 6.8% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $177,866 (11.1% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.06%
• DSCR: 1.23
• GRM: 9.4

CMA / ARV

• ARV (median comp): $189,948
• List price: $200,000
• Delta: 5.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3820 Colton Ln	0.37mi	4/1.5 (-1)	1,098 (+9%)	12mo	$170,000	$155	47

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.81×
• Total profit: $-10,379
• Equity at exit: $29,821

10-year hold

• IRR: 8.4%
• Equity multiple: 1.74×
• Total profit: $41,347
• Equity at exit: $17,292

Cash invested: $56,000 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 560
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,779 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $236

Break-even live

Break-even rent $1,479

Max offer price $200,000

Occupancy floor 82%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3058 Boswell Dr NW Huntsville, AL	4.0	2.0	1450	$1,398	$0.96	43d	1	1.18mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	43d	1	1.27mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,500	$1.54	43d	1	1.39mi
2032 Ricky Rd NW Huntsville, AL	4.0	2.0	1181	$1,523	$1.29	21d	1	1.49mi

Listing history 2 events

1. 2026-05-12
   status Pending 649-char remark

   Show marketing remark (649 chars)

   Steps away from Alabama A&M University, this single-family home offers a layout perfect for a rental, multigenerational living, or at-home business use. Five bedrooms -- including 2 with attached baths -- support room-by-room leasing or shared housing. A private-entry suite opens directly to the covered patio with its own bath, offering separation and privacy. Major systems (roof, siding, HVAC, electrical) updated within 5 years. All appliances (including washer & dryer) remain. New flooring throughout. Covered front porch, fenced yard extending to the front, storage shed, and quick access to Memorial Parkway and downtown Huntsville!

2. 2026-02-16
   listed $200,000 Active 649-char remark

   Show marketing remark (649 chars)

   Steps away from Alabama A&M University, this single-family home offers a layout perfect for a rental, multigenerational living, or at-home business use. Five bedrooms -- including 2 with attached baths -- support room-by-room leasing or shared housing. A private-entry suite opens directly to the covered patio with its own bath, offering separation and privacy. Major systems (roof, siding, HVAC, electrical) updated within 5 years. All appliances (including washer & dryer) remain. New flooring throughout. Covered front porch, fenced yard extending to the front, storage shed, and quick access to Memorial Parkway and downtown Huntsville!

ⓘ 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: $439 · $37/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$381/yr (+$32/mo · 86.6%)

ⓘ 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 ≥104°F today · 19 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: $21,344
• − Mortgage interest: −$11,203
• − Property taxes: −$439
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,708
• − Management: −$1,708
• − Depreciation: −$5,818
• Taxable loss: −$532
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $2,964/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): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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 White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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

2 events — show timeline

• 2026-05-12 Pending — VMLS
• 2026-02-16 Listed $200,000 VMLS

Property tax history

-0.3%/yr

Latest (2024): $439 · +7.3% YoY. Source: county tax records.