1711 Brandon Town Rd NW · Huntsville, AL 35816

$169,900

4 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 134 Days on market

Built 1969 0.39 ac lot $109/sqft · at area comps Est $227k · 25% under ↓ 36% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• Rent growth +3.2/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Set on a spacious lot with mature trees, this single-level home features a welcoming exterior with red double doors and a partially fenced backyard. Inside, multiple living areas include a cozy den with a brick fireplace and a bonus room with built-ins. The kitchen offers white cabinetry, laminate counters, and white appliances, opening to a dining area with wood-look flooring. Bedrooms are comfortably sized with neutral finishes and ample closets, while a full bath and dedicated laundry area add convenience to this functional layout.

Key facts

• Brick fireplace
• Red double doors
• Bonus room

Tags

• RED DOUBLE DOORS
• PARTIALLY FENCED BACKYARD
• BRICK FIREPLACE
• BONUS ROOM
• BUILT-INS
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $187 ($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 $154k (9.3% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents rising (+2.7%/yr); 64 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• At $1,541/mo this rent would consume 46% of the median local household income ($40k/yr) (locally 1145% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 134 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $170k implies a 227% gain — meaningful room to come down on a strong offer.

Recommended offer $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.91% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $227,110
• List price: $169,900
• Delta: -25.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Club View Dr NW	0.13mi	3/2.0 (-1)	1,458 (-6%)	6mo	$220,000	$151	70
1617 Brook Hollow Cir NW	0.32mi	3/2.0 (-1)	1,446 (-7%)	2mo	$220,000	$152	63
1612 Sebring St	0.45mi	4/2.0	1,600 (+3%)	8mo	$225,000	$141	63
4503 Calvert Rd NW	0.47mi	3/1.5 (-1)	1,460 (-6%)	4mo	$215,100	$147	58
3303 Mcdow Ave NW	0.49mi	4/2.0	1,688 (+9%)	2mo	$259,000	$153	57
3311 Mcdow Ave NW	0.45mi	3/2.0 (-1)	1,404 (-10%)	6mo	$204,900	$146	49
4206 Chalet Cir NW	0.46mi	3/2.0 (-1)	1,353 (-13%)	4mo	$234,900	$174	45
2215 Morningside Dr NW	0.66mi	3/2.0 (-1)	1,420 (-8%)	8mo	$192,000	$135	40
3406 Oakmont Ave	0.73mi	3/2.0 (-1)	1,389 (-10%)	3mo	$199,995	$144	37
2415 Suzanne Ter NW	0.60mi	3/2.0 (-1)	1,718 (+11%)	9mo	$251,000	$146	37
4612 NW Daugette Dr	0.56mi	3/2.0 (-1)	1,337 (-14%)	8mo	$138,000	$103	35
1711 Laverne Dr	0.68mi	3/3.0 (-1)	1,737 (+12%)	5mo	$195,000	$112	31

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 · 2.66% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-16,223
• Equity at exit: $25,333

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,212
• Equity at exit: $14,690

Cash invested: $47,572 (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 35816

• Home prices YoY: -9.0%
• Rents YoY: 2.7%
• Active inventory: 64
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$891
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $187

Break-even live

Break-even rent $1,304

Max offer price $169,900

Occupancy floor 83%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3606 Crestmore Ave NW Huntsville, AL	4.0	2.0	1275	$1,400	$1.10	21d	1	0.36mi
3503 Crestmore Cir NW Huntsville, AL	3.0	2.0	2115	$1,475	$0.70	14d	1	0.43mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	23d	1	0.53mi
1409 Lancewood Dr NW Huntsville, AL	1.0–3.0	1.0	900	$899	$1.00	14d	10	0.57mi
2002 Laverne Dr NW Huntsville, AL	3.0	1.5	1165	$1,100	$0.94	23d	1	0.64mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	44d	1	0.73mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$2,100	$1.17	23d	1	0.76mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$1,900	$1.06	14d	1	0.76mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	44d	1	0.82mi
1601 Armstrong St NW Huntsville, AL	3.0	1.0	1200	$1,195	$1.00	44d	1	0.82mi
1801 Carson Ln NW Huntsville, AL	3.0	3.0	1405	$2,000	$1.42	14d	1	0.84mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	44d	1	0.84mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	44d	1	0.92mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	44d	1	0.96mi
4706 Whitehall Dr NW Huntsville, AL	3.0	2.0	1469	$1,550	$1.06	21d	1	0.97mi
909 Woodall Ln NW Huntsville, AL	3.0	2.0	1368	$1,695	$1.24	44d	1	0.99mi
2706 Norton Ave NW Huntsville, AL	3.0	2.0	1127	$1,098	$0.97	44d	1	1.06mi
4206 Holmes Ave NW Huntsville, AL	3.0	1.5	1266	$1,800	$1.42	44d	1	1.13mi
4700 Sparkman Dr NW Huntsville, AL	3.0	1.5	1554	$1,350	$0.87	23d	1	1.16mi
1505 Sparkman Dr NW Huntsville, AL	2.0–3.0	1.5–2.0	1150	$1,139	$0.99	21d	4	1.16mi
1725 Millican Pl NW Huntsville, AL	3.0	2.0	1200	$1,295	$1.08	44d	1	1.17mi
3303 Barton Ave NW Huntsville, AL	3.0	2.0	1750	$1,600	$0.91	44d	1	1.17mi
2505 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1222	$1,300	$1.06	23d	1	1.19mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	21d	1	1.21mi
2508 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1205	$1,385	$1.15	44d	1	1.22mi
2502 Hill St NW Huntsville, AL	3.0	1.0	1288	$1,200	$0.93	44d	1	1.32mi
608 Austin Dr NW Huntsville, AL	3.0	1.5	1100	$1,350	$1.23	23d	1	1.35mi
604 Austin Dr NW Huntsville, AL	3.0	1.0	1075	$1,350	$1.26	23d	1	1.37mi
603 Austin Dr NW Huntsville, AL	3.0	1.0	1086	$1,450	$1.34	44d	1	1.39mi
3016 Holmes Ave NW Huntsville, AL	3.0	1.0	1092	$1,275	$1.17	23d	1	1.40mi
2613 Skyline Dr NW Huntsville, AL	4.0	2.0	1572	$1,695	$1.08	23d	1	1.43mi
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	44d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $169,900 Active 134 DOM
2. 2026-06-17
   days on market $169,900 Active 133 DOM
3. 2026-06-16
   days on market $169,900 Active 132 DOM
4. 2026-06-15
   days on market $169,900 Active 131 DOM
5. 2026-06-14
   pricedays on market $169,900 Active 129 DOM
6. 2026-06-10
   days on market $174,900 Active 126 DOM
7. 2026-06-09
   days on market $174,900 Active 125 DOM
8. 2026-06-08
   days on market $174,900 Active 124 DOM
9. 2026-06-07
   days on market $174,900 Active 123 DOM
10. 2026-06-03
    days on market $174,900 Active 119 DOM
11. 2026-06-02
    days on market $174,900 Active 118 DOM
12. 2026-06-01
    days on market $174,900 Active 117 DOM
13. 2026-05-31
    days on market $174,900 Active 116 DOM
14. 2026-05-30
    days on market $174,900 Active 115 DOM
15. 2026-05-15
    price $174,900 540-char remark

    Show marketing remark (540 chars)

    Set on a spacious lot with mature trees, this single-level home features a welcoming exterior with red double doors and a partially fenced backyard. Inside, multiple living areas include a cozy den with a brick fireplace and a bonus room with built-ins. The kitchen offers white cabinetry, laminate counters, and white appliances, opening to a dining area with wood-look flooring. Bedrooms are comfortably sized with neutral finishes and ample closets, while a full bath and dedicated laundry area add convenience to this functional layout.

16. 2026-04-28
    price $184,900 540-char remark

    Show marketing remark (540 chars)

    Set on a spacious lot with mature trees, this single-level home features a welcoming exterior with red double doors and a partially fenced backyard. Inside, multiple living areas include a cozy den with a brick fireplace and a bonus room with built-ins. The kitchen offers white cabinetry, laminate counters, and white appliances, opening to a dining area with wood-look flooring. Bedrooms are comfortably sized with neutral finishes and ample closets, while a full bath and dedicated laundry area add convenience to this functional layout.

17. 2026-04-07
    price $189,900 540-char remark

    Show marketing remark (540 chars)

    Set on a spacious lot with mature trees, this single-level home features a welcoming exterior with red double doors and a partially fenced backyard. Inside, multiple living areas include a cozy den with a brick fireplace and a bonus room with built-ins. The kitchen offers white cabinetry, laminate counters, and white appliances, opening to a dining area with wood-look flooring. Bedrooms are comfortably sized with neutral finishes and ample closets, while a full bath and dedicated laundry area add convenience to this functional layout.

18. 2026-03-06
    price $194,900 540-char remark

    Show marketing remark (540 chars)

    Set on a spacious lot with mature trees, this single-level home features a welcoming exterior with red double doors and a partially fenced backyard. Inside, multiple living areas include a cozy den with a brick fireplace and a bonus room with built-ins. The kitchen offers white cabinetry, laminate counters, and white appliances, opening to a dining area with wood-look flooring. Bedrooms are comfortably sized with neutral finishes and ample closets, while a full bath and dedicated laundry area add convenience to this functional layout.

19. 2026-02-04
    listed $200,000 Active 540-char remark

    Show marketing remark (540 chars)

    Set on a spacious lot with mature trees, this single-level home features a welcoming exterior with red double doors and a partially fenced backyard. Inside, multiple living areas include a cozy den with a brick fireplace and a bonus room with built-ins. The kitchen offers white cabinetry, laminate counters, and white appliances, opening to a dining area with wood-look flooring. Bedrooms are comfortably sized with neutral finishes and ample closets, while a full bath and dedicated laundry area add convenience to this functional layout.

20. 2016-10-11
    soldstatus $52,000
21. 2012-11-21
    soldstatus $273,000

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $821 · $68/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,486
• − Mortgage interest: −$9,517
• − Property taxes: −$821
• − Insurance: −$850
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,943
• Taxable loss: −$602
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $2,386/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): 15,939
• Household income: $40,242
• Rent vs Own: 75.9% rent · 24.1% own
• Severe rent burden: 1145.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 22% Hispanic / Latino 9% Two or more races 5% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 1% Italian 1% Swedish 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

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: ▼ -24.06%
• Current HPI: 243.5404
• Rent YoY: ▲ 2.66%
• 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

-35.9% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $174,900 VMLS
• 2026-04-28 Price Changed $184,900 VMLS
• 2026-04-07 Price Changed $189,900 VMLS
• 2026-03-06 Price Changed $194,900 VMLS
• 2026-02-04 Listed $200,000 VMLS
• 2016-10-11 Sold (Public Records) $52,000 Public Records
• 2012-11-21 Sold (Public Records) $273,000 Public Records

Property tax history

+5.9%/yr

Latest (2024): $821 · +0.0% YoY. Source: county tax records.