2016 Hobbs Rd #1 · Huntsville, AL 35803

$105,000

1 bd · 1.0 ba · 700 sqft · Condo · 87 Days on market

Built 1979 Good condition $150/sqft · at area comps Est $107k · at est. $50/mo HOA · 5% of rent

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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 +17.4/30.0
• ARV discount +8.5/15.0
• DSCR +5.4/10.0
• 1% rule +5.3/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Schools +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FEATURED ARTIST - Corinna Nicole art in the living room! GREAT condo in GREAT location - easy access to the parkway, Redstone Arsenal! Lots of updates including: new paint, new floors, new hot water heater, new bathroom vanity & toilet, new stove, new microwave, new thermostat, and relatively new washer & dryer! :-) A/C unit several years old. $50/month HOA pays for insurance, lawn maintenance, & dumpster. Call now to make this yours! We'd love to work with you, and have a blessed day! :-)

Key facts

• New floors
• New paint
• New hot water heater

Tags

• EASY ACCESS TO THE PARKWAY
• NEW PAINT
• NEW FLOORS
• NEW HOT WATER HEATER
• NEW BATHROOM VANITY
• NEW TOILET

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $78 ($942/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% 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 (+3.7%/yr); 280 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent is only 13% of the median local income ($101k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 87 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.03% ✓
• Cap rate: 7.19%
• Cash-on-cash: 3.20%
• DSCR: 1.14
• GRM: 8.1

CMA / ARV

• ARV (median comp): $107,330
• List price: $105,000
• Delta: -2.17%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.72% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-11,179
• Equity at exit: $15,656

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $178
• Equity at exit: $9,078

Cash invested: $29,400 (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 35803

• Home prices YoY: -22.9%
• Rents YoY: 3.7%
• Active inventory: 280
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$50
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $78

Break-even live

Break-even rent $982

Max offer price $105,000

Occupancy floor 88%

Sensitivity live

Price	-10% $151	-5% $115	+0% $78	+5% $42	+10% $6
Rent	-10% $-7	-5% $36	+0% $78	+5% $121	+10% $164
Rate	-1.0pp $131	-0.5pp $105	base $78	+0.5pp $51	+1.0pp $24

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12332 Chicamauga Trl SE Unit C Huntsville, AL	2.0	1.0	720	$975	$1.35	24d	1	0.15mi
100 Memorial Village Dr Huntsville, AL	1.0–3.0	1.0–2.0	973	$1,209	$1.24	14d	20	0.21mi
11575 Memorial Pkwy SE Huntsville, AL	1.0–3.0	1.0–2.0	949	$799	$0.84	14d	6	0.45mi
12103 Carriage Ct SE Apt A Huntsville, AL	1.0	1.0	590	$750	$1.27	44d	1	0.83mi

HOA detail condo

• Monthly dues: $50 · $600/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-19
   status $105,000 Pending 87 DOM
2. 2026-06-18
   days on market $105,000 Active 87 DOM
3. 2026-06-17
   days on market $105,000 Active 86 DOM
4. 2026-06-16
   days on market $105,000 Active 85 DOM
5. 2026-06-15
   days on market $105,000 Active 84 DOM
6. 2026-06-14
   days on market $105,000 Active 82 DOM
7. 2026-06-10
   days on market $105,000 Active 79 DOM
8. 2026-06-09
   days on market $105,000 Active 78 DOM
9. 2026-06-08
   days on market $105,000 Active 77 DOM
10. 2026-06-07
    pricedays on market $105,000 Active 76 DOM
11. 2026-06-03
    days on market $110,000 Active 72 DOM
12. 2026-06-02
    days on market $110,000 Active 71 DOM
13. 2026-06-01
    days on market $110,000 Active 70 DOM
14. 2026-05-31
    days on market $110,000 Active 69 DOM
15. 2026-05-30
    days on market $110,000 Active 68 DOM
16. 2026-03-23
    listed $110,000 Active 506-char remark

    Show marketing remark (506 chars)

    FEATURED ARTIST - Corinna Nicole art in the living room! GREAT condo in GREAT location - easy access to the parkway, Redstone Arsenal! Lots of updates including: new paint, new floors, new hot water heater, new bathroom vanity & toilet, new stove, new microwave, new thermostat, and relatively new washer & dryer! :-) A/C unit several years old. $50/month HOA pays for insurance, lawn maintenance, & dumpster. Call now to make this yours! We'd love to work with you, and have a blessed day! :-)

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

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 · 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,974
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − HOA: −$600
• − Depreciation: −$3,055
• Taxable loss: −$738
• Est. tax savings @ 24.0%: +$177
• After-tax cash flow: $1,119/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated condo is in a great location with new appliances and flooring, making it a solid investment.

Value-add opportunities

• Both paint — Fresh paint enhances curb appeal and interior aesthetics
• Both landscaping — Well-maintained landscaping improves curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both paint — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 29,197
• Household income: $100,846
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 411.0

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 White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Chinese 2% 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: ▼ -110.53%
• Current HPI: 372.1842
• Rent YoY: ▲ 3.72%
• 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

1 event — show timeline

• 2026-03-23 Listed $110,000 VMLS