7003 Marsden Way SE · Huntsville, AL 35748

$358,963

3 bd · 2.0 ba · 1,779 sqft · SingleFamily · 69 Days on market

9,147 sqft lot $202/sqft · at area comps Est $364k · at est. $50/mo HOA · 2% of rent

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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
• ARV discount +8.1/15.0
• Cash flow +7.8/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The NOLANA IV J in Crystal Creek community offers a 3 bedroom, 2 full bathroom, open design. Upgrades for this home include undercabinet lighting, upgraded kitchen backsplash, wood flooring, wood look ceramic tile flooring, upgraded granite countertops, gas fireplace with granite surround, and more! Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench, covered porches, undermount sinks, custom kitchen backsplash, LED lighting, crown molding, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping with stone edging, gutters and downspouts, stone address blocks, and more! Energy Efficient Features: tankless gas water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

Key facts

• Double vanity
• Walk-in closet
• Kitchen island

Tags

• DOUBLE VANITY
• GARDEN TUB
• CUSTOM TILED SHOWER
• WALK-IN CLOSET
• KITCHEN ISLAND
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-398 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (24.8% below list).
• Recommended offer: $270k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 183 active listings in the ZIP; 1 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($337k) 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: moderate wind risk, 24% chance of damaging wind over 30y; extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000 (24.8% 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 69 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 11.1

CMA / ARV

• ARV (median comp): $364,096
• List price: $358,963
• Delta: -1.41%
• 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
8824 Old Middlestown Rd SE	0.07mi	3/2.0	1,779 (0%)	1mo	$357,348	$201	96
7001 Marsden Way SE	0.01mi	3/2.0	1,858 (+4%)	3mo	$366,204	$197	90
7008 Marsden Way SE	0.05mi	3/2.0	1,858 (+4%)	3mo	$364,603	$196	88
8845 Old Middlestown Rd SE	0.07mi	3/2.0	1,858 (+4%)	2mo	$364,530	$196	88
8826 Old Middlestown Rd SE	0.06mi	3/2.0	1,858 (+4%)	3mo	$362,179	$195	87
8843 Old Middlestown Rd SE	0.06mi	3/2.0	1,953 (+10%)	1mo	$368,860	$189	80
8839 Old Middlestown Rd SE	0.05mi	3/2.0	1,953 (+10%)	2mo	$360,807	$185	80
9038 Mountain Preserve Blvd	0.28mi	3/2.0	1,920 (+8%)	2mo	$347,000	$181	72
9014 Mountain Preserve Blvd SE	0.41mi	3/2.0	1,918 (+8%)	2mo	$335,000	$175	66
8516 Sophia Nicolle Ct SE	0.29mi	4/3.0 (+1)	2,019 (+14%)	1mo	$375,900	$186	54
7104 Raquel Cir SE	0.34mi	4/3.0 (+1)	2,019 (+14%)	1mo	$383,520	$190	52
7105 Raquel Cir SE	0.32mi	4/3.0 (+1)	2,019 (+14%)	3mo	$373,900	$185	51

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: 20.9%
• Equity multiple: 2.69×
• Total profit: $170,242
• Equity at exit: $323,382

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $521,396
• Equity at exit: $697,386

Cash invested: $100,510 (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: 183
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,882
• Tax est. 1.5%: −$449 /mo · $5,384/yr
• Insurance: −$150
• HOA: −$50
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-398

Break-even live

Break-even rent $3,203

Max offer price $301,413

Occupancy floor —

Sensitivity live

Price	-10% $-150	-5% $-274	+0% $-398	+5% $-522	+10% $-646
Rent	-10% $-611	-5% $-504	+0% $-398	+5% $-291	+10% $-184
Rate	-1.0pp $-217	-0.5pp $-306	base $-398	+0.5pp $-491	+1.0pp $-585

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: $89,741
• Closing costs: $10,769
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	15d	1	0.30mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: watergasinternetlandscaping

Listing history 17 events

1. 2026-06-22
   days on market $358,963 Active 69 DOM
2. 2026-06-18
   days on market $358,963 Active 66 DOM
3. 2026-06-17
   days on market $358,963 Active 65 DOM
4. 2026-06-16
   days on market $358,963 Active 64 DOM
5. 2026-06-15
   days on market $358,963 Active 63 DOM
6. 2026-06-14
   days on market $358,963 Active 61 DOM
7. 2026-06-10
   days on market $358,963 Active 58 DOM
8. 2026-06-09
   days on market $358,963 Active 57 DOM
9. 2026-06-08
   days on market $358,963 Active 56 DOM
10. 2026-06-07
    days on market $358,963 Active 55 DOM
11. 2026-06-03
    days on market $358,963 Active 51 DOM
12. 2026-06-02
    days on market $358,963 Active 50 DOM
13. 2026-06-01
    days on market $358,963 Active 49 DOM
14. 2026-05-31
    days on market $358,963 Active 48 DOM
15. 2026-05-30
    days on market $358,963 Active 47 DOM
16. 2026-04-14
    listed $358,963 Active 940-char remark

    Show marketing remark (940 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The NOLANA IV J in Crystal Creek community offers a 3 bedroom, 2 full bathroom, open design. Upgrades for this home include undercabinet lighting, upgraded kitchen backsplash, wood flooring, wood look ceramic tile flooring, upgraded granite countertops, gas fireplace with granite surround, and more! Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench, covered porches, undermount sinks, custom kitchen backsplash, LED lighting, crown molding, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping with stone edging, gutters and downspouts, stone address blocks, and more! Energy Efficient Features: tankless gas water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

17. 2026-04-13
    listed $358,963 Active 634-char remark

    Show marketing remark (634 chars)

    Under Construction-The NOLANA IV J in Crystal Creek community offers a 3BR/2BA open design. Upgrades added (list attached). Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench, covered porches, undermount sinks, custom kitchen backsplash, LED lighting, crown molding, framed mirrors in all baths, smart connect Wi-Fi thermostat, landscaping with stone edging, gutters and downspouts, stone address blocks, and more! Energy Efficient Features: tankless gas water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥103°F today · 24 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$20,108
• − Property taxes: −$5,384
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$600
• − Depreciation: −$10,443
• Taxable loss: −$11,113
• Est. tax savings @ 24.0%: +$2,667
• After-tax cash flow: $-2,105/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 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

+0.0% since first listed

2 events — show timeline

• 2026-04-14 Listed $358,963 Zillow
• 2026-04-13 Listed $358,963 VMLS