4007 Belvoir Dr SW · Huntsville, AL 35805

$220,000

5 bd · 0.5 ba · 1,563 sqft · SingleFamily public records · 35 Days on market

Built 1962 8,712 sqft lot $141/sqft · 63% above area Est $194k · 14% over

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Why this score? — see what drove the F 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 +11.7/30.0
• Livability +4.1/5.0
• DSCR +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled, right outside of Redstone Arsenal Gate 10, within city limits, close to shops, grocery, Bridge Street and University Drive. A must see. Bonus room on lower level with huge walk in closet and nursery. Being Sold "AS IS"

Key facts

• University drive
• Grocery stores
• Updated home

Tags

• UPDATED HOME
• HUNTSVILLE CITY LIMITS
• REDSTONE ARSENAL GATE 10
• LOCAL SHOPPING
• GROCERY STORES
• UNIVERSITY DRIVE

Property features AI

Exterior

• Parking: Front garage entry; 1-car garage; Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing home; 4-side brick construction; Basement foundation; Approximately 0.2 acres
• Construction: 4-side brick exterior; Basement foundation
• Exterior features: Storage building; No pool, patio, decks, or garden/patio; Not waterfront

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Laminate countertops
• Bedrooms: Bedrooms on main and upper levels; master bedroom on upper level
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms with tub/shower combos
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; Hardwood floors; Laminate kitchen countertops; Built-in dishwasher, electric oven, refrigerator; Partial basement (all unfinished, concrete block)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 5-bed/0.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-63 ($-762/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (20.0% below list).
• Recommended offer: $176k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Ridgecrest Elementary School (math 8% / reading 35%, grade F, #450 of 627 statewide, top 72%, 511 students, 85% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 68% FRL vs 46% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 34% district-wide (-16 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 rising (+1.8%/yr); 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• At $1,760/mo this rent would consume 60% of the median local household income ($35k/yr) (locally 1750% 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 $2k of loan paydown is wiped out by about $7k 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 35 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $170k; 29% 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 $175,953 (20.0% 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 35 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.80% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (median comp): $193,822
• List price: $220,000
• Delta: 13.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3219 Cerro Vista St	0.08mi	4/1.5 (-1)	1,646 (+5%)	12mo	$160,000	$97	68
3817 Pinedale Dr	0.26mi	4/2.0 (-1)	1,631 (+4%)	6mo	$185,000	$113	64
3617 Penny St	0.13mi	4/2.5 (-1)	1,618 (+4%)	17mo	$158,000	$98	61
3818 Pinedale Dr SW	0.23mi	4/3.0 (-1)	1,625 (+4%)	10mo	$175,000	$108	59
3701 Penny St	0.14mi	4/2.5 (-1)	1,645 (+5%)	16mo	$188,000	$114	58
4211 Coffee Dr SW	0.51mi	4/2.0 (-1)	1,611 (+3%)	10mo	$213,700	$133	51
3815 Ridgecrest Cir SW	0.35mi	4/2.0 (-1)	1,484 (-5%)	23mo	$200,000	$135	45
3515 Drake Ave SW	0.53mi	4/2.0 (-1)	1,624 (+4%)	18mo	$170,000	$105	42
3416 Kennemore Dr SW	0.68mi	4/2.0 (-1)	1,619 (+4%)	19mo	$200,000	$124	36

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-41,771
• Equity at exit: $32,803

10-year hold

• IRR: -15.0%
• Equity multiple: 0.19×
• Total profit: $-49,912
• Equity at exit: $19,022

Cash invested: $61,600 (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 35805

• Home prices YoY: -17.4%
• Rents YoY: 1.8%
• Active inventory: 133
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-63

Break-even live

Break-even rent $1,840

Max offer price $208,789

Occupancy floor 99%

Sensitivity live

Price	-10% $61	-5% $-1	+0% $-63	+5% $-126	+10% $-188
Rent	-10% $-202	-5% $-133	+0% $-63	+5% $6	+10% $76
Rate	-1.0pp $47	-0.5pp $-8	base $-63	+0.5pp $-120	+1.0pp $-178

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3902 Mc Calley Pl SW Huntsville, AL	4.0	2.0	1706	$1,600	$0.94	44d	1	0.86mi

Listing history 21 events

1. 2026-06-18
   days on market $220,000 Active 35 DOM
2. 2026-06-17
   days on market $220,000 Active 34 DOM
3. 2026-06-16
   days on market $220,000 Active 33 DOM
4. 2026-06-15
   days on market $220,000 Active 32 DOM
5. 2026-06-14
   days on market $220,000 Active 30 DOM
6. 2026-06-10
   days on market $220,000 Active 27 DOM
7. 2026-06-09
   days on market $220,000 Active 26 DOM
8. 2026-06-08
   days on market $220,000 Active 25 DOM
9. 2026-06-07
   days on market $220,000 Active 24 DOM
10. 2026-06-03
    days on market $220,000 Active 20 DOM
11. 2026-06-02
    days on market $220,000 Active 19 DOM
12. 2026-06-01
    days on market $220,000 Active 18 DOM
13. 2026-05-31
    days on market $220,000 Active 17 DOM
14. 2026-05-30
    days on market $220,000 Active 16 DOM
15. 2026-05-14
    listed $220,000 Active 339-char remark
16. 2021-06-29
    soldstatus $170,000
17. 2021-06-25
    soldstatus $170,000 Sold 245-char remark

    Show marketing remark (245 chars)

    Newly remodeled, right outside of Redstone Arsenal Gate 10, within city limits, close to shops, grocery, Bridge Street and University Drive. A must see. Bonus room on lower level with huge walk in closet and nursery. Being Sold "AS IS"

18. 2021-05-31
    historical Contingent 245-char remark

    Show marketing remark (245 chars)

    Newly remodeled, right outside of Redstone Arsenal Gate 10, within city limits, close to shops, grocery, Bridge Street and University Drive. A must see. Bonus room on lower level with huge walk in closet and nursery. Being Sold "AS IS"

19. 2021-05-17
    status Active 245-char remark

    Show marketing remark (245 chars)

    Newly remodeled, right outside of Redstone Arsenal Gate 10, within city limits, close to shops, grocery, Bridge Street and University Drive. A must see. Bonus room on lower level with huge walk in closet and nursery. Being Sold "AS IS"

20. 2021-04-25
    historical Contingent 245-char remark

    Show marketing remark (245 chars)

    Newly remodeled, right outside of Redstone Arsenal Gate 10, within city limits, close to shops, grocery, Bridge Street and University Drive. A must see. Bonus room on lower level with huge walk in closet and nursery. Being Sold "AS IS"

21. 2021-04-18
    listed $179,500 Active 245-char remark

    Show marketing remark (245 chars)

    Newly remodeled, right outside of Redstone Arsenal Gate 10, within city limits, close to shops, grocery, Bridge Street and University Drive. A must see. Bonus room on lower level with huge walk in closet and nursery. Being Sold "AS IS"

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,497 · $208/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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,114
• − Mortgage interest: −$12,323
• − Property taxes: −$2,497
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$6,400
• Taxable loss: −$4,585
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $339/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): 20,856
• Household income: $35,385
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1750.0

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 0.69)
• Race & ethnicity: White 40% Black 31% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 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: ▼ -48.03%
• Current HPI: 228.6963
• Rent YoY: ▲ 1.82%
• 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

+22.6% since first listed

7 events — show timeline

• 2026-05-14 Listed $220,000 Greater Alabama MLS
• 2021-06-29 Sold (Public Records) $170,000 Public Records
• 2021-06-25 Sold (MLS) $170,000 VMLS
• 2021-05-31 Contingent — VMLS
• 2021-05-17 Relisted — VMLS
• 2021-04-25 Contingent — VMLS
• 2021-04-18 Listed $179,500 VMLS

Property tax history

+20.0%/yr

Latest (2024): $2,497 · +3.4% YoY. Source: county tax records.