100 Beaver Brook Pl · Huntsville, AL 35773

$285,000

3 bd · 1.0 ba · 1,774 sqft · SingleFamily public records · 160 Days on market

Built 2019 0.27 ac lot $161/sqft · 11% below area Est $314k · 9% under $25/mo HOA · 1% of rent

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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).

• ARV discount +11.6/15.0
• Cash flow +11.0/30.0
• Appreciation +10.0/10.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Welcome home to comfort and flexibility in this well-maintained 3-bedroom, 2-bath home featuring a bright open-concept layout. Durable LVP flooring flows through the main living areas, complemented by crown molding, trey ceilings, and natural light throughout. A versatile bonus room offers space for a home office, playroom, or potential fourth bedroom. The private owner’s suite features a separate tub and shower for a relaxing retreat. Enjoy the extended patio, fully fenced backyard, and added privacy of a corner lot. Equipped with a 2-car side-entry garage that enhances curb appeal and function.

Key facts

• Trey ceilings
• Lvp flooring
• Fenced in back yard

Tags

• LVP FLOORING
• CROWN MOLDING
• TREY CEILINGS
• CORNER LOT
• FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (29.1% below list).
• Recommended offer: $202k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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.
• 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.
• Market conditions: 319 active listings in the ZIP; 2 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 $30k of equity ($2k loan paydown + $28k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $23k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $211k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,077 (29.1% 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 160 days. Have you received any prior offers? Is the seller open to a 29% 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. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (median comp): $313,777
• List price: $285,000
• Delta: -9.17%
• 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
146 Beaver Brook Pl	0.27mi	4/2.0 (+1)	1,746 (-2%)	5mo	$252,000	$144	72
111 Ivy Vine Dr	0.27mi	3/2.5	1,836 (+4%)	13mo	$300,000	$163	65
176 Beaver Brook Pl	0.40mi	3/2.0	1,627 (-8%)	2mo	$309,000	$190	62
108 Ivy Vine Dr	0.23mi	3/2.0	1,958 (+10%)	11mo	$308,700	$158	58
192 Beaver Brook Pl	0.44mi	3/2.0	1,620 (-9%)	8mo	$269,900	$167	54
151 Ivy Vine Dr	0.48mi	3/2.0	1,620 (-9%)	6mo	$289,900	$179	54
161 Ivy Vine Dr	0.53mi	3/2.0	1,620 (-9%)	6mo	$299,500	$185	52
148 Beaver Brook Pl	0.28mi	4/2.5 (+1)	1,963 (+11%)	10mo	$316,900	$161	50
108 Cotita Dr	0.45mi	4/2.0 (+1)	1,964 (+11%)	8mo	$351,500	$179	45
196 Beaver Brook Pl	0.45mi	4/2.0 (+1)	1,964 (+11%)	10mo	$294,000	$150	44
124 Cotita Dr	0.51mi	4/2.0 (+1)	1,964 (+11%)	8mo	$320,900	$163	43
149 Ivy Vine Dr	0.47mi	4/3.0 (+1)	1,964 (+11%)	9mo	$309,900	$158	40

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: 23.0%
• Equity multiple: 2.85×
• Total profit: $147,565
• Equity at exit: $256,751

10-year hold

• IRR: 20.5%
• Equity multiple: 6.52×
• Total profit: $440,224
• Equity at exit: $553,692

Cash invested: $79,800 (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 35773

• Home prices YoY: 28.8%
• Active inventory: 319
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,021 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$119
• HOA: −$25
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-118

Break-even live

Break-even rent $2,170

Max offer price $264,123

Occupancy floor —

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
119 Beaver Brook Pl Toney, AL	4.0	2.5	2448	$2,000	$0.82	43d	1	0.09mi
147 Ivy Vine Dr Toney, AL	4.0	3.0	2136	$2,100	$0.98	23d	1	0.44mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 19 events

1. 2026-06-18
   days on market $285,000 Active 160 DOM
2. 2026-06-17
   days on market $285,000 Active 159 DOM
3. 2026-06-16
   days on market $285,000 Active 158 DOM
4. 2026-06-15
   days on market $285,000 Active 157 DOM
5. 2026-06-14
   days on market $285,000 Active 155 DOM
6. 2026-06-10
   days on market $285,000 Active 152 DOM
7. 2026-06-09
   days on market $285,000 Active 151 DOM
8. 2026-06-08
   days on market $285,000 Active 150 DOM
9. 2026-06-07
   days on market $285,000 Active 149 DOM
10. 2026-06-02
    days on market $285,000 Active 144 DOM
11. 2026-06-01
    days on market $285,000 Active 143 DOM
12. 2026-05-31
    days on market $285,000 Active 142 DOM
13. 2026-05-30
    days on market $285,000 Active 141 DOM
14. 2026-05-16
    price $285,000 609-char remark

    Show marketing remark (609 chars)

    Welcome home to comfort and flexibility in this well-maintained 3-bedroom, 2-bath home featuring a bright open-concept layout. Durable LVP flooring flows through the main living areas, complemented by crown molding, trey ceilings, and natural light throughout. A versatile bonus room offers space for a home office, playroom, or potential fourth bedroom. The private owner’s suite features a separate tub and shower for a relaxing retreat. Enjoy the extended patio, fully fenced backyard, and added privacy of a corner lot. Equipped with a 2-car side-entry garage that enhances curb appeal and function.

15. 2026-02-12
    price $300,000 609-char remark

    Show marketing remark (609 chars)

    Welcome home to comfort and flexibility in this well-maintained 3-bedroom, 2-bath home featuring a bright open-concept layout. Durable LVP flooring flows through the main living areas, complemented by crown molding, trey ceilings, and natural light throughout. A versatile bonus room offers space for a home office, playroom, or potential fourth bedroom. The private owner’s suite features a separate tub and shower for a relaxing retreat. Enjoy the extended patio, fully fenced backyard, and added privacy of a corner lot. Equipped with a 2-car side-entry garage that enhances curb appeal and function.

16. 2026-01-09
    listed $308,000 Active 609-char remark

    Show marketing remark (609 chars)

    Welcome home to comfort and flexibility in this well-maintained 3-bedroom, 2-bath home featuring a bright open-concept layout. Durable LVP flooring flows through the main living areas, complemented by crown molding, trey ceilings, and natural light throughout. A versatile bonus room offers space for a home office, playroom, or potential fourth bedroom. The private owner’s suite features a separate tub and shower for a relaxing retreat. Enjoy the extended patio, fully fenced backyard, and added privacy of a corner lot. Equipped with a 2-car side-entry garage that enhances curb appeal and function.

17. 2019-10-15
    soldstatus $211,052 Sold 397-char remark

    Show marketing remark (397 chars)

    This home is "Under Construction". This is a great open floor plan! Featuring 4 bedrooms, 2 full baths,2 car garage, trey ceilings in the family room. Master is separate from all other rooms for added privacy. Trey ceilings in Master bedroom, high counter tops, and spacious walk-in closet! The pictures and virtual tour are of a similar home. This is our model home and is not for sale.

18. 2019-10-15
    listed $211,052 397-char remark

    Show marketing remark (397 chars)

    This home is "Under Construction". This is a great open floor plan! Featuring 4 bedrooms, 2 full baths,2 car garage, trey ceilings in the family room. Master is separate from all other rooms for added privacy. Trey ceilings in Master bedroom, high counter tops, and spacious walk-in closet! The pictures and virtual tour are of a similar home. This is our model home and is not for sale.

19. 2019-06-25
    soldstatus $100,500

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$253/yr (+$21/mo · 27.7%)

ⓘ 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 5/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,249
• − Mortgage interest: −$15,964
• − Property taxes: −$915
• − Insurance: −$1,425
• − Repairs & maintenance: −$1,940
• − Management: −$1,940
• − HOA: −$300
• − Depreciation: −$8,291
• Taxable loss: −$6,526
• Est. tax savings @ 24.0%: +$1,566
• After-tax cash flow: $148/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

• City population: 220,435
• Population (ZIP): 13,977

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 (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 149.14%
• Current HPI: 666.8602
• 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

+183.6% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $285,000 VMLS
• 2026-02-12 Price Changed $300,000 VMLS
• 2026-01-09 Listed $308,000 VMLS
• 2019-10-15 Listed $211,052 VMLS
• 2019-10-15 Sold (MLS) $211,052 VMLS
• 2019-06-25 Sold (Public Records) $100,500 Public Records

Property tax history

+43.3%/yr

Latest (2024): $915 · +0.0% YoY. Source: county tax records.