2710 Dry Creek Dr NW · Huntsville, AL 35810

$179,750

4 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 150 Days on market

Built 1964 $124/sqft · 16% below area Est $215k · 16% under

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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 +16.9/30.0
• ARV discount +14.8/15.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• 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

Charming 4 bed, 2 bath home in NW Huntsville! Features LVP flooring, updated bathrooms, and tile in kitchen and bathrooms. Spacious layout with a versatile spare room perfect for a rec room or study. Enjoy outdoor living on the patio in the fenced backyard. Schedule a showing today!

Key facts

• Tile in kitchen
• Versatile spare room
• Updated bathrooms

Tags

• LVP FLOORING
• UPDATED BATHROOMS
• TILE IN KITCHEN
• VERSATILE SPARE ROOM
• OUTDOOR LIVING
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $165k (8.3% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 soft (-0.1%/yr); 337 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 39% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 150 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,180 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 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 1964 — 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: 0.92% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.86%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $214,760
• List price: $179,750
• Delta: -16.30%
• 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
2705 Trail Ridge Rd	0.10mi	3/2.0 (-1)	1,408 (-3%)	8mo	$151,000	$107	75
3112 Delia Ln NW	0.41mi	4/2.0	1,458 (+0%)	2mo	$223,000	$153	75
2622 Dry Creek Dr	0.19mi	3/2.0 (-1)	1,414 (-3%)	11mo	$220,000	$156	69
3116 Gayhart Dr NW	0.31mi	3/2.0 (-1)	1,370 (-6%)	9mo	$145,000	$106	60
3906 NW Broadmor Rd	0.68mi	4/2.0	1,423 (-2%)	7mo	$223,775	$157	55
3114 Leftwich St	0.71mi	3/1.0 (-1)	1,476 (+2%)	11mo	$115,000	$78	50
3304 NW Watson Dr	0.47mi	3/1.5 (-1)	1,291 (-11%)	6mo	$190,700	$148	47
2215 Morningside Dr NW	0.74mi	3/2.0 (-1)	1,420 (-2%)	8mo	$192,000	$135	47
2410 Halmac Dr	0.65mi	3/1.5 (-1)	1,300 (-10%)	4mo	$170,000	$131	42
2416 Redmont Rd NW	0.71mi	4/2.0	1,629 (+12%)	2mo	$135,000	$83	41
3314 Clifford Rd NW	0.59mi	3/2.0 (-1)	1,323 (-9%)	10mo	$199,000	$150	41
4006 Mcewen Dr	0.61mi	3/1.5 (-1)	1,250 (-14%)	4mo	$100,000	$80	38

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: -15.1%
• Equity multiple: 0.48×
• Total profit: $-26,327
• Equity at exit: $26,801

10-year hold

• IRR: -12.3%
• Equity multiple: 0.37×
• Total profit: $-31,806
• Equity at exit: $15,541

Cash invested: $50,330 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$943
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $120

Break-even live

Break-even rent $1,497

Max offer price $179,750

Occupancy floor 88%

Sensitivity live

Price	-10% $222	-5% $171	+0% $120	+5% $69	+10% $18
Rent	-10% $-10	-5% $55	+0% $120	+5% $185	+10% $250
Rate	-1.0pp $211	-0.5pp $166	base $120	+0.5pp $73	+1.0pp $26

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: $44,938
• Closing costs: $5,392
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	44d	1	0.17mi
2505 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1222	$1,300	$1.06	24d	1	0.24mi
2508 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1205	$1,385	$1.15	44d	1	0.24mi
4700 Sparkman Dr NW Huntsville, AL	3.0	1.5	1554	$1,350	$0.87	24d	1	0.25mi
3304 Buttrey Dr NW Huntsville, AL	4.0	2.0	1656	$1,681	$1.02	24d	1	0.48mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	44d	1	0.55mi
3423 Rosedale Dr NW Huntsville, AL	3.0	1.0	1145	$1,000	$0.87	44d	1	0.56mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	44d	1	0.67mi
3210 Caywood Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	15d	1	0.68mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	24d	1	0.71mi
6008 Ellington Rd NW Huntsville, AL	4.0	2.5	1845	$1,595	$0.86	44d	1	0.74mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	44d	1	0.78mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	44d	1	0.78mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$1,900	$1.06	15d	1	0.79mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$2,100	$1.17	24d	1	0.79mi
3210 Tucker Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	15d	1	0.80mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	24d	1	0.84mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	44d	1	0.85mi
3203 Dyas Dr NW Huntsville, AL	3.0	2.0	1346	$2,100	$1.56	24d	1	0.88mi
4706 Whitehall Dr NW Huntsville, AL	3.0	2.0	1469	$1,550	$1.06	22d	1	0.89mi
3614 Wilbur Ave NW Huntsville, AL	3.0	1.5	1196	$1,420	$1.19	24d	1	0.95mi
3616 Hester Ln NW Huntsville, AL	4.0	2.0	1650	$1,350	$0.82	44d	1	0.96mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	44d	1	0.98mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	22d	1	0.99mi
3303 Barton Ave NW Huntsville, AL	3.0	2.0	1750	$1,600	$0.91	44d	1	1.06mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	24d	1	1.09mi
2613 Skyline Dr NW Huntsville, AL	4.0	2.0	1572	$1,695	$1.08	24d	1	1.14mi
1725 Millican Pl NW Huntsville, AL	3.0	2.0	1200	$1,295	$1.08	44d	1	1.18mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	44d	1	1.18mi
1801 Carson Ln NW Huntsville, AL	3.0	3.0	1405	$2,000	$1.42	15d	1	1.21mi
2002 Laverne Dr NW Huntsville, AL	3.0	1.5	1165	$1,100	$0.94	24d	1	1.26mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	44d	1	1.29mi

Listing history 20 events

1. 2026-06-18
   days on market $179,750 Active 150 DOM
2. 2026-06-17
   days on market $179,750 Active 149 DOM
3. 2026-06-16
   days on market $179,750 Active 148 DOM
4. 2026-06-15
   days on market $179,750 Active 147 DOM
5. 2026-06-14
   days on market $179,750 Active 145 DOM
6. 2026-06-10
   days on market $179,750 Active 142 DOM
7. 2026-06-09
   days on market $179,750 Active 141 DOM
8. 2026-06-08
   days on market $179,750 Active 140 DOM
9. 2026-06-07
   days on market $179,750 Active 139 DOM
10. 2026-06-03
    pricedays on market $179,750 Active 135 DOM
11. 2026-06-02
    days on market $189,750 Active 134 DOM
12. 2026-06-01
    days on market $189,750 Active 133 DOM
13. 2026-05-31
    days on market $189,750 Active 132 DOM
14. 2026-05-30
    days on market $189,750 Active 131 DOM
15. 2026-04-17
    price $189,750 283-char remark

    Show marketing remark (283 chars)

    Charming 4 bed, 2 bath home in NW Huntsville! Features LVP flooring, updated bathrooms, and tile in kitchen and bathrooms. Spacious layout with a versatile spare room perfect for a rec room or study. Enjoy outdoor living on the patio in the fenced backyard. Schedule a showing today!

16. 2026-03-21
    price $196,000 283-char remark

    Show marketing remark (283 chars)

    Charming 4 bed, 2 bath home in NW Huntsville! Features LVP flooring, updated bathrooms, and tile in kitchen and bathrooms. Spacious layout with a versatile spare room perfect for a rec room or study. Enjoy outdoor living on the patio in the fenced backyard. Schedule a showing today!

17. 2026-01-19
    listed $199,000 Active 283-char remark

    Show marketing remark (283 chars)

    Charming 4 bed, 2 bath home in NW Huntsville! Features LVP flooring, updated bathrooms, and tile in kitchen and bathrooms. Spacious layout with a versatile spare room perfect for a rec room or study. Enjoy outdoor living on the patio in the fenced backyard. Schedule a showing today!

18. 2020-11-16
    soldstatus $133,500
19. 2020-10-30
    listed $133,500
20. 2020-08-21
    soldstatus $55,255

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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 7 d/yr ≥105°F today · 19 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: $19,787
• − Mortgage interest: −$10,069
• − Property taxes: −$1,981
• − Insurance: −$899
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,229
• Taxable loss: −$1,557
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $1,814/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

+243.4% since first listed

6 events — show timeline

• 2026-04-17 Price Changed $189,750 VMLS
• 2026-03-21 Price Changed $196,000 VMLS
• 2026-01-19 Listed $199,000 VMLS
• 2020-11-16 Sold (Public Records) $133,500 Public Records
• 2020-10-30 Listed $133,500 VMLS
• 2020-08-21 Sold (Public Records) $55,255 Public Records

Property tax history

+13.8%/yr

Latest (2024): $1,981 · +3.0% YoY. Source: county tax records.