Charlotte III H Plan · Huntsville, AL 35748

$540,990

5 bd · 3.0 ba · 3,270 sqft · SingleFamily · 394 Days on market

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0

Listing remarks MLS

Welcome to the Charlotte III H floor plan by DSLD Homes, a stunning two-story home offering the perfect balance of space, style, and energy efficiency. With an impressive 3,270 square feet of living space and a total area of 4,354 square feet, this home is designed to meet the needs of large or growing families without compromising comfort or function. Boasting five bedrooms and three full bathrooms, this thoughtfully crafted layout includes both private retreats and open-concept living areas. The spacious open floor plan seamlessly connects the kitchen, living, and dining areas-perfect for entertaining or enjoying family time. Recessed lighting in both the kitchen and living areas adds a modern, well-lit ambiance. The owner's suite serves as a true sanctuary with a garden tub, separate walk-in shower, double vanity, and a large walk-in closet-bringing a spa-like feel to everyday living. A pocket office offers a quiet space to work from home, while the bonus room provides additional flexibility for a game room, media space, or guest area. Functional touches like a boot bench in the mudroom, a three-car garage, and a walk-in pantry add everyday convenience, while the covered rear patio is ideal for outdoor relaxation and entertaining. The brick and siding exterior delivers classic curb appeal with durable construction built to last. Like all DSLD Homes, the Charlotte III H is engineered with energy-efficient features to help reduce your utility bills and environmental impa

Key facts

• Double vanity
• Open floor plan
• Recessed lighting

Tags

• OPEN FLOOR PLAN
• RECESSED LIGHTING
• OWNER'S SUITE
• GARDEN TUB
• WALK-IN SHOWER
• DOUBLE VANITY

🏗️ New construction. The $540,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $543,327.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $541k.

Deal economics

• At list price, monthly cash flow is $-595 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $457k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (26.1% below list).
• Recommended offer: $400k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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.
• Zoned schools: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 183 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).

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $54k 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 ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 394 days — a 12% lower offer ($476k) is reasonable based on typical stale-listing flexibility.

Recommended offer $400,000 (26.1% 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 394 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.69%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $543,327
• List price: $540,990
• Delta: -0.43%
• 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
7017 Cranbourne Row SE	0.10mi	5/3.0	3,265 (-0%)	1mo	$561,605	$172	94
7117 Springwell Ct SE	0.17mi	5/3.0	3,275 (+0%)	3mo	$499,632	$153	90
7105 Springwell Ct SE	0.19mi	5/3.0	3,275 (+0%)	4mo	$533,145	$163	88
7103 Springwell Ct SE	0.19mi	5/3.0	3,280 (+0%)	6mo	$519,816	$158	86
8806 Bryson Ter SE	0.28mi	5/3.0	3,280 (+0%)	2mo	$543,844	$166	85
8805 Bryson Ter SE	0.28mi	5/3.0	3,275 (+0%)	2mo	$551,386	$168	85
8889 Mountain Preserve Blvd SE	0.11mi	4/3.5 (-1)	3,350 (+2%)	2mo	$555,383	$166	82
8906 Lockwood Ln	0.17mi	4/3.5 (-1)	3,293 (+1%)	4mo	$639,000	$194	80
7012 Springwell Ct SE	0.16mi	4/3.5 (-1)	3,350 (+2%)	6mo	$570,315	$170	76
8883 Mountain Preserve Blvd SE	0.11mi	4/3.0 (-1)	3,013 (-8%)	3mo	$537,495	$178	75
7104 Springwell Ct SE	0.18mi	4/3.0 (-1)	3,022 (-8%)	2mo	$503,912	$167	73
7014 Huddersfield Ln SE	0.04mi	4/3.0 (-1)	2,903 (-11%)	3mo	$531,381	$183	72

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $258,087
• Equity at exit: $489,472

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $789,935
• Equity at exit: $1,055,565

Cash invested: $152,132 (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 35748

• Home prices YoY: 4.0%
• Active inventory: 183
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,849
• Tax est. 1.5%: −$679 /mo · $8,150/yr
• Insurance: −$226
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-595

Break-even live

Break-even rent $4,753

Max offer price $457,257

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-407	+0% $-595	+5% $-783	+10% $-970
Rent	-10% $-911	-5% $-753	+0% $-595	+5% $-437	+10% $-279
Rate	-1.0pp $-321	-0.5pp $-457	base $-595	+0.5pp $-736	+1.0pp $-879

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: $135,832
• Closing costs: $16,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	45d	1	0.09mi

Listing history 17 events

1. 2026-06-22
   days on market $540,990 Active 394 DOM
2. 2026-06-18
   days on market $540,990 Active 391 DOM
3. 2026-06-17
   days on market $540,990 Active 390 DOM
4. 2026-06-16
   days on market $540,990 Active 389 DOM
5. 2026-06-15
   days on market $540,990 Active 388 DOM
6. 2026-06-14
   days on market $540,990 Active 386 DOM
7. 2026-06-10
   days on market $540,990 Active 383 DOM
8. 2026-06-09
   days on market $540,990 Active 382 DOM
9. 2026-06-08
   days on market $540,990 Active 381 DOM
10. 2026-06-07
    days on market $540,990 Active 380 DOM
11. 2026-06-03
    days on market $540,990 Active 376 DOM
12. 2026-06-02
    days on market $540,990 Active 375 DOM
13. 2026-06-01
    days on market $540,990 Active 374 DOM
14. 2026-05-31
    days on market $540,990 Active 373 DOM
15. 2026-05-30
    days on market $540,990 Active 372 DOM
16. 2025-05-28
    price $540,990 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to the Charlotte III H floor plan by DSLD Homes, a stunning two-story home offering the perfect balance of space, style, and energy efficiency. With an impressive 3,270 square feet of living space and a total area of 4,354 square feet, this home is designed to meet the needs of large or growing families without compromising comfort or function. Boasting five bedrooms and three full bathrooms, this thoughtfully crafted layout includes both private retreats and open-concept living areas. The spacious open floor plan seamlessly connects the kitchen, living, and dining areas-perfect for entertaining or enjoying family time. Recessed lighting in both the kitchen and living areas adds a modern, well-lit ambiance. The owner's suite serves as a true sanctuary with a garden tub, separate walk-in shower, double vanity, and a large walk-in closet-bringing a spa-like feel to everyday living. A pocket office offers a quiet space to work from home, while the bonus room provides additional flexibility for a game room, media space, or guest area. Functional touches like a boot bench in the mudroom, a three-car garage, and a walk-in pantry add everyday convenience, while the covered rear patio is ideal for outdoor relaxation and entertaining. The brick and siding exterior delivers classic curb appeal with durable construction built to last. Like all DSLD Homes, the Charlotte III H is engineered with energy-efficient features to help reduce your utility bills and environmental impa

17. 2025-05-23
    listed $535,990 Active 1496-char remark

    Show marketing remark (1496 chars)

    Welcome to the Charlotte III H floor plan by DSLD Homes, a stunning two-story home offering the perfect balance of space, style, and energy efficiency. With an impressive 3,270 square feet of living space and a total area of 4,354 square feet, this home is designed to meet the needs of large or growing families without compromising comfort or function. Boasting five bedrooms and three full bathrooms, this thoughtfully crafted layout includes both private retreats and open-concept living areas. The spacious open floor plan seamlessly connects the kitchen, living, and dining areas-perfect for entertaining or enjoying family time. Recessed lighting in both the kitchen and living areas adds a modern, well-lit ambiance. The owner's suite serves as a true sanctuary with a garden tub, separate walk-in shower, double vanity, and a large walk-in closet-bringing a spa-like feel to everyday living. A pocket office offers a quiet space to work from home, while the bonus room provides additional flexibility for a game room, media space, or guest area. Functional touches like a boot bench in the mudroom, a three-car garage, and a walk-in pantry add everyday convenience, while the covered rear patio is ideal for outdoor relaxation and entertaining. The brick and siding exterior delivers classic curb appeal with durable construction built to last. Like all DSLD Homes, the Charlotte III H is engineered with energy-efficient features to help reduce your utility bills and environmental impa

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$30,435
• − Property taxes: −$8,150
• − Insurance: −$2,717
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$15,806
• Taxable loss: −$16,787
• Est. tax savings @ 24.0%: +$4,029
• After-tax cash flow: $-3,109/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

• Census place: Huntsville, AL
• City population: 220,435
• Population (ZIP): 7,311

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 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: ▲ 13.02%
• Current HPI: 337.7613
• 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

+0.9% since first listed

2 events — show timeline

• 2025-05-28 Price Changed $540,990 Zillow
• 2025-05-23 Listed $535,990 Zillow