6207 Friar Tuck Dr NW · Huntsville, AL 35806

$485,000

8 bd · 4.0 ba · 3,924 sqft · MultiFamily public records · 104 Days on market

Built 1983 10,000 sqft lot Est $452k · 7% over

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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 +20.3/30.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• ARV discount +4.2/15.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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

LOCATION, LOCATION, LOCATION! 100% occupied. Multi-family investment opportunity w/ convenient access to I-565 & Research Park, located less than 10 minutes from Bridge Street, MidCity, Gate 9, shopping & dining. This 4-plex features four spacious 2-bedroom / 2 full bath units, each designed w/ functional layouts w/ exterior storage closets. Every unit includes a kitchen equipped w/ appliances. Floor plans offer a dining area w/ side entry door, living room, W/D connections, hall linen closet, & coat closet. Bedrooms have ceiling fans & primary bedrooms feature private full bathrooms & huge walk-in closets. Please do not disturb tenants.

Key facts

• Living room
• Dining area
• W d connections

Tags

• CONVENIENT ACCESS TO I-565
• EXTERIOR STORAGE CLOSETS
• KITCHEN EQUIPPED W APPLIANCES
• DINING AREA
• LIVING ROOM
• W D CONNECTIONS

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/2.0-bath units multifamily listed at $485k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive. Per door: $155/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $461k (4.9% below list).
• Recommended offer: $441k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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.
• Market conditions: Rents rising (+2.6%/yr); 213 active listings in the ZIP; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• At $4,611/mo this rent would consume 64% of the median local household income ($87k/yr) (locally 1249% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.6% rent growth), your $136k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($441k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $113k; list at $485k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $441,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 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: 0.95% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.47%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (median comp): $451,941
• List price: $485,000
• Delta: 7.31%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6201 Friar Tuck Dr	0.05mi	8/8.0	3,924 (0%)	24mo	$520,000	$133	62

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 3.22×
• Total profit: $301,462
• Equity at exit: $436,926

10-year hold

• IRR: 24.3%
• Equity multiple: 7.28×
• Total profit: $852,520
• Equity at exit: $942,248

Cash invested: $135,800 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 213
• Price-to-rent: 35.1×

Monthly cashflow live

• Estimated rent: $4,611 high
• Mortgage (P&I): −$2,543
• Tax from tax record: −$278 /mo · $3,336/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$968
• Net cashflow: $619

Break-even live

Break-even rent $3,827

Max offer price $485,000

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	2	$4,612
Total (4 units)			$4,611

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   days on market $485,000 Active 104 DOM
2. 2026-05-31
   days on market $485,000 Active 103 DOM
3. 2026-05-30
   days on market $485,000 Active 102 DOM
4. 2026-02-17
   listed $485,000 Active 665-char remark

   Show marketing remark (665 chars)

   LOCATION, LOCATION, LOCATION! 100% occupied. Multi-family investment opportunity w/ convenient access to I-565 & Research Park, located less than 10 minutes from Bridge Street, MidCity, Gate 9, shopping & dining. This 4-plex features four spacious 2-bedroom / 2 full bath units, each designed w/ functional layouts w/ exterior storage closets. Every unit includes a kitchen equipped w/ appliances. Floor plans offer a dining area w/ side entry door, living room, W/D connections, hall linen closet, & coat closet. Bedrooms have ceiling fans & primary bedrooms feature private full bathrooms & huge walk-in closets. Please do not disturb tenants.

5. 2023-01-06
   listed $499,000 Active
6. 2012-05-24
   soldstatus $113,250
7. 2012-05-14
   soldstatus $113,000
8. 2012-02-15
   listed $138,000
9. 2006-12-26
   soldstatus $187,000
10. 2006-02-28
    soldstatus $173,100

ⓘ 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: $3,336 · $278/mo
• Projected year-2 tax: $3,336 · $278/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $55,332
• − Mortgage interest: −$27,168
• − Property taxes: −$3,336
• − Insurance: −$2,425
• − Repairs & maintenance: −$4,427
• − Management: −$4,427
• − Depreciation: −$14,109
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $7,565/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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

+180.2% since first listed

7 events — show timeline

• 2026-02-17 Listed $485,000 VMLS
• 2023-01-06 Listed $499,000 VMLS
• 2012-05-24 Sold (Public Records) $113,250 Public Records
• 2012-05-14 Sold (MLS) $113,000 VMLS
• 2012-02-15 Listed $138,000 VMLS
• 2006-12-26 Sold (Public Records) $187,000 Public Records
• 2006-02-28 Sold (Public Records) $173,100 Public Records

Property tax history

+11.4%/yr

Latest (2024): $3,336 · +4.6% YoY. Source: county tax records.