4807 Cottonwood Dr · Huntsville, AL 35810

$127,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 3 Days on market

Built 1960 0.43 ac lot Est $125k · at est.

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +6.9/15.0
• 1% rule +5.7/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RECENTLY UPDATED HOME!Conveniently located to Memorial Parkway & Schools with a Covered Front Porch,a Laundry Room that is heated/cooled, Central HVAC,this 3 Bedroom/1 Full Bath home has Laminated Flooring & Ceiling Fans throughout,the Kitchen has updated counter tops & appliances, A Dining Room & a Patio in the treed backyard.

Key facts

• 0.43 acre lot
• Parking
• Built 1960

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $127k).
• Cap rate 8.9% 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: Rolling Hills Elementary School (math 4% / reading 17%, grade F, #565 of 627 statewide, top 90%, 483 students, 86% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 76% FRL vs 46% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 34% district-wide (-22 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 soft (-0.1%/yr); 337 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 32% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $878 of loan paydown is wiped out by about $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• 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 $127,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.07% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $125,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4807 Cottonwood Dr	0.00mi	3/1.0	914 (+6%)	1mo	$132,000	$144	90
4810 Cottonwood Dr	0.03mi	3/1.5	915 (+6%)	9mo	$139,900	$153	79
2408 Tuxedo Dr NW	0.26mi	3/1.0	881 (+2%)	16mo	$90,000	$102	71
2219 Evans Ave	0.55mi	3/1.0	860 (-0%)	10mo	$125,000	$145	65
2214 NW Evans Ave	0.58mi	3/1.0	883 (+2%)	9mo	$80,000	$91	62
2205 Evans Ave	0.63mi	3/1.0	895 (+4%)	9mo	$135,000	$151	58
2239 Norwood Dr	0.42mi	3/1.0	960 (+11%)	6mo	$50,000	$52	56
2215 NW Atkins Dr	0.58mi	3/1.0	900 (+4%)	17mo	$138,000	$153	52
2136 Evans Ave NW	0.70mi	3/1.0	864 (0%)	21mo	$115,000	$133	50
2228 Kamis Cir NW	0.45mi	3/1.0	967 (+12%)	13mo	$144,000	$149	48
6102 Geronimo Cir	0.71mi	3/1.0	957 (+11%)	17mo	$145,000	$152	35

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-6,750
• Equity at exit: $18,936

10-year hold

• IRR: 0.7%
• Equity multiple: 1.04×
• Total profit: $1,575
• Equity at exit: $10,981

Cash invested: $35,560 (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 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 337
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,360 high
• Mortgage (P&I): −$666
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $280

Break-even live

Break-even rent $1,005

Max offer price $127,000

Occupancy floor 74%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2433 Shepherd Dr NW Huntsville, AL	3.0	1.0	864	$1,300	$1.50	44d	1	0.20mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	14d	1	0.25mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	44d	1	0.26mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	23d	1	0.46mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	23d	1	0.61mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	23d	1	0.63mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	14d	1	0.64mi
6022 Belgrade Dr NW Huntsville, AL	3.0	1.5	1015	$1,320	$1.30	23d	1	0.74mi
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	23d	1	0.81mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	23d	1	0.86mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	44d	1	0.95mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	44d	1	0.98mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	44d	1	1.00mi
3729 Millbrae Dr NW Huntsville, AL	3.0	1.0	1050	$1,458	$1.39	14d	1	1.13mi
3706 Wilbanks Dr NW Huntsville, AL	3.0	1.0	1000	$1,300	$1.30	44d	1	1.19mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	44d	1	1.23mi
3410 Elizabeth St NW Apt 7 Huntsville, AL	2.0	1.0	800	$799	$1.00	44d	1	1.24mi
3410 Elizabeth St NW Unit 5 Huntsville, AL	2.0	1.0	675	$799	$1.18	23d	1	1.24mi
3410 Elizabeth St NW Unit 2 Huntsville, AL	2.0	1.0	800	$850	$1.06	44d	1	1.24mi
2219 Jonathan Dr NW Apt C Huntsville, AL	2.0	1.5	850	$850	$1.00	44d	1	1.31mi
3601 Fay St NW Huntsville, AL	2.0	1.0	972	$1,195	$1.23	44d	1	1.31mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	44d	1	1.38mi
102 Winchester Rd NW Huntsville, AL	2.0	1.0	850	$1,110	$1.31	44d	4	1.49mi

Listing history 11 events

1. 2026-04-18
   status Pending
2. 2026-04-14
   listed $127,000 Active
3. 2025-10-01
   soldstatus $114,000 Sold 346-char remark

   Show marketing remark (346 chars)

   RECENTLY UPDATED HOME!Conveniently located to Memorial Parkway & Schools with a Covered Front Porch,a Laundry Room that is heated/cooled, Central HVAC,this 3 Bedroom/1 Full Bath home has Laminated Flooring & Ceiling Fans throughout,the Kitchen has updated counter tops & appliances, A Dining Room & a Patio in the treed backyard.

4. 2025-09-24
   historical Contingent 346-char remark

   Show marketing remark (346 chars)

   RECENTLY UPDATED HOME!Conveniently located to Memorial Parkway & Schools with a Covered Front Porch,a Laundry Room that is heated/cooled, Central HVAC,this 3 Bedroom/1 Full Bath home has Laminated Flooring & Ceiling Fans throughout,the Kitchen has updated counter tops & appliances, A Dining Room & a Patio in the treed backyard.

5. 2025-07-30
   historical 346-char remark

   Show marketing remark (346 chars)

   RECENTLY UPDATED HOME!Conveniently located to Memorial Parkway & Schools with a Covered Front Porch,a Laundry Room that is heated/cooled, Central HVAC,this 3 Bedroom/1 Full Bath home has Laminated Flooring & Ceiling Fans throughout,the Kitchen has updated counter tops & appliances, A Dining Room & a Patio in the treed backyard.

6. 2025-07-18
   listed $114,900 Active 346-char remark

   Show marketing remark (346 chars)

   RECENTLY UPDATED HOME!Conveniently located to Memorial Parkway & Schools with a Covered Front Porch,a Laundry Room that is heated/cooled, Central HVAC,this 3 Bedroom/1 Full Bath home has Laminated Flooring & Ceiling Fans throughout,the Kitchen has updated counter tops & appliances, A Dining Room & a Patio in the treed backyard.

7. 2021-01-06
   soldstatus $120,000
8. 2014-05-15
   soldstatus $15,000 62-char remark

   Show marketing remark (62 chars)

   3 Bedroom house close to Universities, Hospitals and shopping.

9. 2014-05-15
   soldstatus 62-char remark

   Show marketing remark (62 chars)

   3 Bedroom house close to Universities, Hospitals and shopping.

10. 2014-02-21
    listed $16,800 62-char remark

    Show marketing remark (62 chars)

    3 Bedroom house close to Universities, Hospitals and shopping.

11. 2014-02-21
    listed $16,800 62-char remark

    Show marketing remark (62 chars)

    3 Bedroom house close to Universities, Hospitals and shopping.

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $901 · $75/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $16,317
• − Mortgage interest: −$7,114
• − Property taxes: −$901
• − Insurance: −$635
• − Repairs & maintenance: −$1,305
• − Management: −$1,305
• − Depreciation: −$3,695
• Taxable income: $1,362
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,035/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): 32,843
• Household income: $51,233
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1223.0

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: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 18% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 2% Lithuanian 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -61.00%
• Current HPI: 198.9629
• Rent YoY: ▬ -0.05%
• 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

+656.0% since first listed

11 events — show timeline

• 2026-04-18 Pending — VMLS
• 2026-04-14 Listed $127,000 VMLS
• 2025-10-01 Sold (MLS) $114,000 VMLS
• 2025-09-24 Contingent — VMLS
• 2025-07-30 Delisted — VMLS
• 2025-07-18 Listed $114,900 VMLS
• 2021-01-06 Sold (Public Records) $120,000 Public Records
• 2014-05-15 Sold (MLS) — MRMLS
• 2014-05-15 Sold (MLS) $15,000 VMLS
• 2014-02-21 Listed $16,800 MRMLS
• 2014-02-21 Listed $16,800 VMLS

Property tax history

+11.3%/yr

Latest (2024): $901 · +13.8% YoY. Source: county tax records.