2809 Garvin Rd NW · Huntsville, AL 35810

$65,000

2 bd · 1.0 ba · 930 sqft · SingleFamily public records · 21 Days on market

Built 1950 0.33 ac lot $70/sqft · 62% below area ↓ 33% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks MLS

2 Bed/1 Bath sold "as-is" with no repairs by seller. Lots 20 & 21. Both single and multi properties on the street. Foundation on one of the lots plus the home. Good rental property, fresh paint inside and out and new LVP flooring.

Key facts

• 0.33 acre lot
• Built 1950
• Listed 21 days

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1950
• Construction: Slab foundation
• Exterior features: Public water; Public sewer; Lot about 0.33 acres

Interior

• Bathrooms: One full bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: Montview Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 227 students, 87% FRL); Chapman Middle School (math 2% / reading 23%, grade F, #216 of 257 statewide, top 86%, 368 students, 88% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 84% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% 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; 19 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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: 1.77% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.09%
• DSCR: 2.52
• GRM: 4.7

CMA / ARV

• ARV (median comp): $160,957
• List price: $65,000
• Delta: -59.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2809 Garvin Rd NW	0.00mi	2/1.0	872 (-6%)	1mo	$60,000	$69	89
2509 Hill St NW	0.23mi	2/1.0	837 (-10%)	11mo	$174,900	$209	63
2706 Monticello Dr NW	0.55mi	3/1.0 (+1)	975 (+5%)	11mo	$153,999	$158	52
2710 Monticello Dr NW	0.52mi	3/1.0 (+1)	1,020 (+10%)	3mo	$178,900	$175	52
2715 Craft Ave	0.73mi	3/1.0 (+1)	944 (+2%)	11mo	$138,700	$147	49
3706 NW Broadmor Rd	0.65mi	2/1.5	1,050 (+13%)	3mo	$110,000	$105	44
1912 NW Bluebird Ave	0.65mi	3/1.0 (+1)	1,032 (+11%)	20mo	$80,000	$78	30

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: 26.2%
• Equity multiple: 2.04×
• Total profit: $19,003
• Equity at exit: $9,692

10-year hold

• IRR: 32.1%
• Equity multiple: 3.52×
• Total profit: $45,831
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,152 high
• Mortgage (P&I): −$341
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $517

Break-even live

Break-even rent $498

Max offer price $65,000

Occupancy floor 50%

Sensitivity live

Price	-10% $554	-5% $535	+0% $517	+5% $499	+10% $480
Rent	-10% $426	-5% $472	+0% $517	+5% $563	+10% $608
Rate	-1.0pp $550	-0.5pp $534	base $517	+0.5pp $500	+1.0pp $483

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2728 Clayton Dr NW Unit B Huntsville, AL	2.0	1.0	900	$795	$0.88	44d	1	0.08mi
2721 Clayton Dr NW Huntsville, AL	3.0	1.0	1000	$998	$1.00	44d	1	0.14mi
2711 Clayton Dr NW Huntsville, AL	3.0	1.5	1030	$1,400	$1.36	44d	1	0.22mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,300	$1.27	24d	1	0.56mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,350	$1.32	44d	1	0.56mi
1904 Oglesby Dr NW Huntsville, AL	3.0	2.0	1026	$1,395	$1.36	14d	1	0.57mi
1713 Niblick Ave NW Huntsville, AL	3.0	1.0	1000	$1,195	$1.20	24d	1	0.72mi
1715 Chester St NW Huntsville, AL	3.0	1.0	950	$1,250	$1.32	44d	1	0.72mi
2212 Old Blue Spring Rd NW Unit A Huntsville, AL	2.0	1.0	970	$970	$1.00	24d	1	0.75mi
2212 Old Blue Spring Rd NW Unit B Huntsville, AL	2.0	1.0	759	$870	$1.15	24d	1	0.75mi
3212 Reynolds Dr NW Unit A Huntsville, AL	1.0	1.0	850	$1,000	$1.18	44d	1	0.85mi
2640 Blue Spring Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	944	$1,024	$1.08	44d	3	0.92mi
3210 Tucker Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	14d	1	1.09mi
3210 Caywood Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	14d	1	1.19mi
3601 Fay St NW Huntsville, AL	2.0	1.0	972	$1,195	$1.23	44d	1	1.22mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	44d	1	1.24mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	44d	1	1.37mi
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	44d	1	1.46mi
3205 Hillandale Rd NW Huntsville, AL	2.0	1.0	1100	$1,200	$1.09	44d	1	1.50mi

Listing history 7 events

1. 2026-05-15
   historical Contingent 518-char remark
2. 2026-05-04
   listed $65,000 Active 518-char remark
3. 2022-09-09
   soldstatus $64,500 Sold 244-char remark

   Show marketing remark (244 chars)

   2 Bed/1 Bath sold "as-is" with no repairs by seller. Lots 20 & 21. Both single and multi properties on the street. Foundation on one of the lots plus the home. Good rental property, fresh paint inside and out and new LVP flooring.

4. 2022-09-06
   status Pending 244-char remark

   Show marketing remark (244 chars)

   2 Bed/1 Bath sold "as-is" with no repairs by seller. Lots 20 & 21. Both single and multi properties on the street. Foundation on one of the lots plus the home. Good rental property, fresh paint inside and out and new LVP flooring.

5. 2022-08-29
   status Active 244-char remark

   Show marketing remark (244 chars)

   2 Bed/1 Bath sold "as-is" with no repairs by seller. Lots 20 & 21. Both single and multi properties on the street. Foundation on one of the lots plus the home. Good rental property, fresh paint inside and out and new LVP flooring.

6. 2022-08-15
   status Pending 244-char remark

   Show marketing remark (244 chars)

   2 Bed/1 Bath sold "as-is" with no repairs by seller. Lots 20 & 21. Both single and multi properties on the street. Foundation on one of the lots plus the home. Good rental property, fresh paint inside and out and new LVP flooring.

7. 2022-08-08
   listed $89,000 Active 244-char remark

   Show marketing remark (244 chars)

   2 Bed/1 Bath sold "as-is" with no repairs by seller. Lots 20 & 21. Both single and multi properties on the street. Foundation on one of the lots plus the home. Good rental property, fresh paint inside and out and new LVP flooring.

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $303 · $25/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 5/10 Major 6 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $13,826
• − Mortgage interest: −$3,641
• − Property taxes: −$303
• − Insurance: −$325
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$1,891
• Taxable income: $5,454
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $4,895/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

-32.6% since first listed

10 events — show timeline

• 2026-06-04 Sold (MLS) $60,000 VMLS
• 2026-05-25 Pending — VMLS
• 2026-05-22 Relisted — VMLS
• 2026-05-15 Contingent — VMLS
• 2026-05-04 Listed $65,000 VMLS
• 2022-09-09 Sold (MLS) $64,500 VMLS
• 2022-09-06 Pending — VMLS
• 2022-08-29 Relisted — VMLS
• 2022-08-15 Pending — VMLS
• 2022-08-08 Listed $89,000 VMLS

Property tax history

+4.7%/yr

Latest (2024): $303 · +0.0% YoY. Source: county tax records.