2911 8th Ave · Huntsville, AL 35805

$229,900

4 bd · 1.0 ba · 1,848 sqft · MultiFamily public records · 6 Days on market

Built 1945 7,405 sqft lot Est $366k · 37% under ↓ 12% since listing

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +5.7/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Great Lowe Mill and West Huntsville Area Located Duplex. Prime Redevelopment Opportunity with Many New Properties Nearby. Great Potential for Rent Growth and Appreciation As Well. Both Sides Updated A Few Years Ago With Tile in Bathrooms/Kitchens, Appliances and Countertops/Vanities. "Shotgun" Layout could potentially be used as 2 Bedrooms as well. Property sold AS IS. Convenient Location to Lowe Mill, Stovehouse, Campus 805 and Memorial Parkway.

Key facts

• Updated bathrooms
• Updated kitchens
• Convenient location

Tags

• UPDATED BATHROOMS
• UPDATED KITCHENS
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property marketed as residential income (duplex)
• HOA & community: Subdivision: Pratt

Exterior

• Parking: Two parking spaces; On-street parking available; Dirt driveway (open parking)
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Built in 1945; One story
• Construction: Year built 1945
• Exterior features: No notable view; Lot dimensions approximately 50 x 100

Interior

• Kitchen: Oven; Refrigerator
• Heating & cooling: Electric heating; Window cooling units; Other cooling; Heating details: see remarks
• Interior features: One-level layout
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $229,900 price doesn't fit this home's estimated sale value (~$365,904) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $230k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive. Per door: $282/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Cap rate 9.2% 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: Morris Elementary School (math 5% / reading 31%, grade F, #481 of 627 statewide, top 77%, 515 students, 90% FRL); Morris Middle School (math 3% / reading 25%, grade F, #209 of 257 statewide, top 82%, 453 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 66% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 34% district-wide (-18 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 rising (+1.8%/yr); 133 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• At $2,468/mo this rent would consume 84% of the median local household income ($35k/yr) (locally 1750% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $229,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $365,904
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3003 14th Ave SW	0.43mi	4/4.0	1,772 (-4%)	6mo	$350,000	$198	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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-4,297
• Equity at exit: $34,279

10-year hold

• IRR: 6.7%
• Equity multiple: 1.47×
• Total profit: $30,576
• Equity at exit: $19,878

Cash invested: $64,372 (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 35805

• Home prices YoY: -17.4%
• Rents YoY: 1.8%
• Active inventory: 133
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $2,468 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $564

Break-even live

Break-even rent $1,754

Max offer price $229,900

Occupancy floor 72%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,468
Total (2 units)			$2,468

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2907 8th Ave SW Huntsville, AL	3.0	2.5	2000	$2,000	$1.00	43d	1	0.03mi
3000 9th Ave SW Huntsville, AL	3.0	2.5	2523	$2,695	$1.07	23d	1	0.07mi
2714 9th Ave SW Huntsville, AL	3.0	2.0	1300	$1,500	$1.15	43d	1	0.13mi
2700 9th Ave SW Huntsville, AL	3.0	2.0	1469	$1,495	$1.02	43d	1	0.20mi
3700 Governors Dr SW Huntsville, AL	3.0	1.0–2.0	1547	$2,588	$1.67	13d	58	0.76mi
740 Constellation Place Dr SW Huntsville, AL	3.0	1.0–2.0	1045	$2,199	$2.10	13d	25	0.88mi
2006 Stanford Dr SW Huntsville, AL	3.0	2.0	1276	$1,995	$1.56	43d	1	0.95mi
3912 Pine Ave SW Huntsville, AL	3.0	1.0	1350	$1,450	$1.07	23d	1	0.95mi
2700 Union Dr NW Huntsville, AL	3.0	2.0	1340	$1,450	$1.08	21d	1	1.06mi
600 Clinton Ave W Huntsville, AL	3.0	1.0–2.0	1034	$3,645	$3.52	23d	168	1.10mi
521 Davis Cir SW Huntsville, AL	3.0	1.0–3.0	1030	$2,890	$2.80	13d	182	1.12mi
3902 Harwood Ave SW Huntsville, AL	3.0	1.5	1248	$1,400	$1.12	23d	1	1.12mi
2308 Gallatin St SW Huntsville, AL	3.0	2.0	1988	$2,100	$1.06	13d	1	1.34mi
3806 Cobb Rd SW Huntsville, AL	3.0	2.0	1370	$1,195	$0.87	43d	1	1.35mi
2209 Gallatin St SW Huntsville, AL	3.0	2.0	1658	$2,100	$1.27	43d	1	1.37mi
3304 Archer Dr SW Huntsville, AL	3.0	2.0	1642	$1,400	$0.85	43d	1	1.40mi
3006 Dupree Dr SW Huntsville, AL	3.0	2.5	1591	$1,800	$1.13	43d	1	1.44mi
3902 Mc Calley Pl SW Huntsville, AL	4.0	2.0	1706	$1,600	$0.94	43d	1	1.45mi
201 Jefferson St NW Huntsville, AL	1.0–3.0	1.0–2.5	1287	$3,419	$2.66	13d	13	1.47mi

Listing history 6 events

1. 2026-06-18
   days on market $229,900 Active 6 DOM
2. 2026-06-17
   days on market $229,900 Active 5 DOM
3. 2026-06-16
   days on market $229,900 Active 4 DOM
4. 2026-06-15
   days on market $229,900 Active 3 DOM
5. 2026-06-14
   remarks 450-char remark
6. 2026-06-14
   listed $229,900 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $29,616
• − Mortgage interest: −$12,878
• − Property taxes: −$1,008
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$6,688
• Taxable income: $3,154
• Est. tax owed @ 24.0%: −$757
• After-tax cash flow: $6,015/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): 20,856
• Household income: $35,385
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1750.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Black 31% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 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: ▼ -48.03%
• Current HPI: 228.6963
• Rent YoY: ▲ 1.82%
• 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

-11.5% since first listed

4 events — show timeline

• 2026-06-12 Listed $229,900 VMLS
• 2025-09-12 Price Changed $239,900 VMLS
• 2025-07-29 Price Changed $249,900 VMLS
• 2025-07-12 Listed $259,900 VMLS

Property tax history

+7.5%/yr

Latest (2024): $1,008 · +6.1% YoY. Source: county tax records.