15813 Cold Branch Dr NW · Huntsville, AL 35749

$295,000

4 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 23 Days on market

Built 2010 0.30 ac lot Est $344k · 14% under

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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).

• Cash flow +15.7/30.0
• ARV discount +13.9/15.0
• DSCR +4.8/10.0
• Livability +4.1/5.0
• 1% rule +3.3/10.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Value leader! 4 bed/2.5 bath home in popular Rock Creek Community located near all the conveniences of University Drive and 72. Nice floorplan with primary suite on main, 3 additional bedrooms and a bonus/loft room upstairs. Two car garage. Nice solid surface flooring throughout. Patio and shed out back.

Key facts

• Bonus loft room
• Shed out back
• Patio

Tags

• PRIMARY SUITE ON MAIN
• BONUS LOFT ROOM
• SOLID SURFACE FLOORING
• PATIO
• SHED OUT BACK

Property features AI

Finance

• Other: Lot size about 0.3 acres
• HOA & community: No homeowners association; Subdivision: Rock Creek; Community curbs

Exterior

• Parking: Attached two-car garage; Garage faces front; Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Built in 2010; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Curb and gutters; Sidewalk; Underground utilities; Park nearby; Covered front porch

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Double-pane windows; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $245k (16.9% below list).
• Recommended offer: $245k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Providence Elementary (math 14% / reading 42%, grade F, #385 of 627 statewide, top 62%, 848 students, 52% FRL); Williams Middle School (math 16% / reading 50%, grade F, #101 of 257 statewide, top 40%, 548 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL).
• Market conditions: Rents flat; 666 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago 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.
• Current owner paid $149k; list at $295k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,085 (16.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.87%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $344,084
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29672 Robert Lee Ct	0.11mi	4/2.5	2,227 (+9%)	1mo	$227,500	$102	76
15375 Bees St NW	0.19mi	5/3.0 (+1)	2,092 (+3%)	3mo	$325,990	$156	75
15776 Mizewell Ln	0.22mi	4/2.0	2,188 (+8%)	3mo	$350,000	$160	75
15674 Coach House Ct NW	0.37mi	4/2.0	1,884 (-8%)	2mo	$325,000	$173	69
29471 Canoe Cir	0.60mi	4/2.0	1,964 (-4%)	2mo	$319,900	$163	65
15579 Mizewell Ln NW	0.37mi	4/2.5	1,851 (-9%)	3mo	$312,990	$169	63
15567 NW Mizewell Ln	0.37mi	3/2.0 (-1)	1,858 (-9%)	1mo	$324,900	$175	63
15717 Clayton Royce Dr NW	0.26mi	3/2.0 (-1)	2,280 (+12%)	3mo	$343,000	$150	60
15620 Mizewell Ln NW	0.32mi	4/2.5	1,760 (-14%)	1mo	$299,900	$170	60
155 Springside Path	0.71mi	4/2.5	2,068 (+2%)	4mo	$360,000	$174	59
108 Alexis Ln	0.71mi	4/2.0	2,100 (+3%)	3mo	$379,900	$181	59
29635 Limestone Creek Way	0.59mi	3/2.5 (-1)	2,286 (+12%)	2mo	$377,242	$165	43

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.46×
• Total profit: $-45,016
• Equity at exit: $43,985

10-year hold

• IRR: -11.0%
• Equity multiple: 0.40×
• Total profit: $-49,852
• Equity at exit: $25,506

Cash invested: $82,600 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 666
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,451 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$138 /mo · $1,654/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $128

Break-even live

Break-even rent $2,288

Max offer price $295,000

Occupancy floor 90%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15818 Trey Hughes Dr Harvest, AL	5.0	3.0	2662	$2,822	$1.06	44d	1	0.09mi
15980 Trey Hughes Dr Harvest, AL	4.0	2.5	1898	$1,686	$0.89	44d	1	0.14mi
29873 Copper Run Dr Harvest, AL	5.0	2.5	2966	$2,700	$0.91	14d	1	0.24mi
15881 Elaine Ct Unit 1250617P Harvest, AL	3.0	2.0	2497	$4,891	$1.96	14d	1	0.25mi
15626 Ironcrest Dr NW Harvest, AL	4.0	2.0	1815	$2,000	$1.10	23d	1	0.49mi
29419 Canoe Cir NW Harvest, AL	4.0	2.5	1964	$2,095	$1.07	23d	1	0.64mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	21d	1	0.82mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	23d	1	0.82mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	23d	1	0.94mi
227 Poplar Hollow Dr Harvest, AL	4.0	3.0	2108	$2,100	$1.00	44d	1	0.94mi
110 Autumn Branch Dr Madison, AL	4.0	2.0	2515	$2,195	$0.87	14d	1	1.00mi
30199 Plantation Park Dr NW Harvest, AL	5.0	3.0	2565	$3,000	$1.17	23d	1	1.01mi
14892 Smith Dr Harvest, AL	3.0	2.0	1905	$1,400	$0.73	44d	1	1.01mi
14892 Smith Dr Harvest, AL	3.0	2.0	1905	$1,200	$0.63	23d	1	1.01mi
161 Autumn Branch Dr Madison, AL	3.0	2.0	1970	$1,750	$0.89	44d	1	1.06mi
111 Capote Dr Harvest, AL	4.0	2.0	2357	$1,850	$0.78	23d	1	1.09mi
219 Woodgrove Dr NW Madison, AL	4.0	3.0	2436	$2,950	$1.21	23d	1	1.26mi
218 Woodgrove Dr NW Madison, AL	5.0	3.5	2879	$3,000	$1.04	44d	1	1.27mi
127 Frankie Ln Madison, AL	3.0	2.0	2200	$1,800	$0.82	23d	1	1.35mi
29681 Westfield Dr Harvest, AL	4.0	2.5	2556	$1,874	$0.73	44d	1	1.36mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	44d	1	1.41mi
11006 Thorne Dr NW Madison, AL	3.0	3.0	2657	$2,300	$0.87	44d	1	1.43mi
14560 Water Stream Dr Madison, AL	4.0	2.0	1932	$1,950	$1.01	14d	1	1.47mi
126 Bilton Dr Harvest, AL	4.0	3.0	2662	$2,200	$0.83	23d	1	1.48mi
106 Smith Vasser Rd Harvest, AL	4.0	3.0	2620	$2,300	$0.88	44d	1	1.49mi
12130 Meadow Place Ln Unit 12130 Madison, AL	3.0	2.0	1420	$1,850	$1.30	14d	1	1.50mi

Listing history 22 events

1. 2026-06-18
   days on market $295,000 Active 23 DOM
2. 2026-06-17
   days on market $295,000 Active 22 DOM
3. 2026-06-16
   days on market $295,000 Active 21 DOM
4. 2026-06-15
   days on market $295,000 Active 20 DOM
5. 2026-06-14
   days on market $295,000 Active 18 DOM
6. 2026-06-10
   days on market $295,000 Active 15 DOM
7. 2026-06-09
   days on market $295,000 Active 14 DOM
8. 2026-06-08
   days on market $295,000 Active 13 DOM
9. 2026-06-07
   days on market $295,000 Active 12 DOM
10. 2026-06-03
    days on market $295,000 Active 8 DOM
11. 2026-06-02
    days on market $295,000 Active 7 DOM
12. 2026-06-01
    days on market $295,000 Active 6 DOM
13. 2026-05-31
    days on market $295,000 Active 5 DOM
14. 2026-05-30
    days on market $295,000 Active 4 DOM
15. 2026-05-26
    listed $295,000 Active
16. 2026-02-03
    historical
17. 2026-02-03
    listed $319,500
18. 2025-08-18
    price $319,500
19. 2025-06-20
    listed $320,000 Active
20. 2024-12-09
    price $315,000
21. 2024-10-31
    listed $320,000 Active
22. 2010-08-27
    soldstatus $149,350

ⓘ 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: $1,654 · $138/mo
• Projected year-2 tax: $1,654 · $138/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $29,410
• − Mortgage interest: −$16,525
• − Property taxes: −$1,654
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,353
• − Management: −$2,353
• − Depreciation: −$8,582
• Taxable loss: −$3,531
• Est. tax savings @ 24.0%: +$847
• After-tax cash flow: $2,388/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): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

+97.5% since first listed

8 events — show timeline

• 2026-05-26 Listed $295,000 VMLS
• 2026-02-03 Listing Removed — REALTRACS as Distributed by MLS Grid
• 2026-02-03 Listed $319,500 REALTRACS as Distributed by MLS Grid
• 2025-08-18 Price Changed $319,500 VMLS
• 2025-06-20 Listed $320,000 VMLS
• 2024-12-09 Price Changed $315,000 VMLS
• 2024-10-31 Listed $320,000 VMLS
• 2010-08-27 Sold (Public Records) $149,350 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,654 · +8.0% YoY. Source: county tax records.