3422 Glen Park Cir NW · Huntsville, AL 35810

$339,700

None bd · 4.0 ba · 3,108 sqft · MultiFamily public records · 12 Days on market

Built 1989 10,018 sqft lot

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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 +29.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

WELL MAINTAINED & Good Cash flow! 4 Plex multi-unit Each unit is 2 Bedrooms and 1 Full Bath. Architectural Shingle Roof. Convenient location to Memorial Parkway and Shopping and Dining. Zoned for Lakewood Elementary, McNair Middle and Jeminson High Schools

Key facts

• Extra yard space
• Tile flooring
• 0.23 acre lot

Tags

• TILE FLOORING
• FRESHLY REPAINTED INTERIORS
• FULLY FENCED CORNER LOT
• EXTRA YARD SPACE

Property features AI

Exterior

• Parking: Parking lot with space for 6 vehicles
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Not new construction
• Exterior features: Lot located in the Glen Park subdivision

Interior

• Interior features: No significant view

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Cap rate 10.7% 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.
• Zoned schools: Lakewood Elementary School (math 0% / reading 21%, grade F, #564 of 627 statewide, top 90%, 459 students, 86% FRL); Hampton Cove Middle School (math 45% / reading 72%, grade B, #12 of 257 statewide, top 4%, 735 students, 11% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL).
• Market conditions: Rents soft (-0.1%/yr); 337 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).
• At $4,262/mo this rent would consume 100% of the median local household income ($51k/yr) (locally 1223% 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 $10k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $215k; list at $340k implies a 58% gain — meaningful room to come down on a strong offer.

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 $339,700

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. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 10.67%
• Cash-on-cash: 15.62%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (median comp): $206,989
• List price: $339,700
• Delta: 64.11%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Mastin Lake Rd NW	0.06mi	5/4.0	3,454 (+11%)	11mo	$178,000	$52	70

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $11,244
• Equity at exit: $50,650

10-year hold

• IRR: 9.8%
• Equity multiple: 1.66×
• Total profit: $62,768
• Equity at exit: $29,371

Cash invested: $95,116 (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: 26.6×

Monthly cashflow live

• Estimated rent: $4,262 high
• Mortgage (P&I): −$1,781
• Tax from tax record: −$206 /mo · $2,472/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $1,238

Break-even live

Break-even rent $2,695

Max offer price $339,700

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$4,260
Total (4 units)			$4,262

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: $84,925
• Closing costs: $10,191
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 Thornhill Rd NW Huntsville, AL	3.0	2.5	2411	$2,500	$1.04	43d	1	0.93mi

Listing history 14 events

1. 2026-05-13
   status Pending 356-char remark
2. 2026-05-01
   listed $339,700 Active 356-char remark
3. 2024-03-14
   historical $775
4. 2023-12-06
   price $775
5. 2023-10-26
   price $800
6. 2023-09-11
   listed $825
7. 2023-08-19
   historical
8. 2023-08-05
   listed
9. 2023-07-25
   historical
10. 2022-11-20
    historical
11. 2021-10-22
    soldstatus $215,000
12. 2018-11-14
    soldstatus $139,925
13. 2018-11-09
    soldstatus $139,900 261-char remark

    Show marketing remark (261 chars)

    WELL MAINTAINED & Good Cash flow! 4 Plex multi-unit Each unit is 2 Bedrooms and 1 Full Bath. Architectural Shingle Roof. Convenient location to Memorial Parkway and Shopping and Dining. Zoned for Lakewood Elementary, McNair Middle and Jeminson High Schools

14. 2018-10-02
    listed $139,900 261-char remark

    Show marketing remark (261 chars)

    WELL MAINTAINED & Good Cash flow! 4 Plex multi-unit Each unit is 2 Bedrooms and 1 Full Bath. Architectural Shingle Roof. Convenient location to Memorial Parkway and Shopping and Dining. Zoned for Lakewood Elementary, McNair Middle and Jeminson High Schools

ⓘ 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: $2,472 · $206/mo
• Projected year-2 tax: $2,472 · $206/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 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: $51,144
• − Mortgage interest: −$19,028
• − Property taxes: −$2,472
• − Insurance: −$1,698
• − Repairs & maintenance: −$4,092
• − Management: −$4,092
• − Depreciation: −$9,882
• Taxable income: $9,880
• Est. tax owed @ 24.0%: −$2,371
• After-tax cash flow: $12,485/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

+142.8% since first listed

14 events — show timeline

• 2026-05-13 Pending — VMLS
• 2026-05-01 Listed $339,700 VMLS
• 2024-03-14 Rental Removed $775 APPFOLIO
• 2023-12-06 Price Changed $775 APPFOLIO
• 2023-10-26 Price Changed $800 APPFOLIO
• 2023-09-11 Listed for Rent $825 APPFOLIO
• 2023-08-19 Rental Removed — APPFOLIO
• 2023-08-05 Listed for Rent — APPFOLIO
• 2023-07-25 Rental Removed — APPFOLIO
• 2022-11-20 Rental Removed — APPFOLIO
• 2021-10-22 Sold (Public Records) $215,000 Public Records
• 2018-11-14 Sold (Public Records) $139,925 Public Records
• 2018-11-09 Sold (MLS) $139,900 VMLS
• 2018-10-02 Listed $139,900 VMLS

Property tax history

+12.7%/yr

Latest (2024): $2,472 · +0.0% YoY. Source: county tax records.