304 Treymore Ave · Huntsville, AL 35811

$149,000

2 bd · 1.0 ba · 910 sqft · SingleFamily public records · 6 Days on market

Built 1952 0.32 ac lot Est $134k · 11% over

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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).

• Cash flow +11.7/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• DSCR +3.5/10.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +1.4/10.0

Listing remarks

Owner Finance Opportunity. The interior was painted this year. New LVP flooring, new appliances, and new HVAC. The home features 2 bedrooms and 1 bathroom and an additional lot next door, giving ample opportunity for outdoor space or even an additional home.

Key facts

• New hvac
• New appliances
• New lvp flooring

Tags

• NEW LVP FLOORING
• NEW APPLIANCES
• NEW HVAC
• ADDITIONAL LOT NEXT DOOR

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: No parking
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: No fireplaces
• Exterior features: Located on a 0.32-acre lot; Subdivision: Mollie Countess; Directions: From Parkway, east on Mastin Lake, left on Treymore Avenue; house on left

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Crawl space basement; One-level layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-42 ($-507/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (25.0% below list).
• Recommended offer: $112k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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: Martin Luther King Jr Elementary School (math 4% / reading 18%, grade F, #560 of 627 statewide, top 90%, 464 students, 89% FRL); Chapman Middle School (math 2% / reading 23%, grade F, #216 of 257 statewide, top 86%, 368 students, 88% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 85% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 34% district-wide (-22 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 fast (+6.8%/yr); 560 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $95k; list at $149k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,720 (25.0% 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. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $133,770
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Richmond Dr	0.17mi	2/1.0	835 (-8%)	8mo	$123,000	$147	72
197 Baxter Ave NW	0.09mi	3/1.0 (+1)	991 (+9%)	11mo	$144,000	$145	67
414 S Plymouth Rd NW	0.19mi	3/1.0 (+1)	900 (-1%)	22mo	$110,000	$122	66
300 N Plymouth Rd	0.32mi	2/1.0	800 (-12%)	11mo	$143,400	$179	56
2413 Kildare St NW	0.68mi	2/1.0	976 (+7%)	8mo	$147,000	$151	49
409 Max Luther Dr	0.54mi	2/1.0	1,000 (+10%)	12mo	$60,000	$60	48
2616 Huntsville St	0.56mi	2/1.0	1,000 (+10%)	12mo	$60,000	$60	48
2610 Virginia Blvd NW	0.64mi	1/1.0 (-1)	817 (-10%)	3mo	$107,600	$132	46
2409 Kildare St NW	0.70mi	2/1.0	1,030 (+13%)	10mo	$155,000	$150	37
2516 Virginia Blvd	0.69mi	2/1.0	1,001 (+10%)	23mo	$155,000	$155	32

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.46×
• Total profit: $-22,437
• Equity at exit: $22,216

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-3,459
• Equity at exit: $12,883

Cash invested: $41,720 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 560
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$781
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-42

Break-even live

Break-even rent $1,171

Max offer price $141,534

Occupancy floor 99%

Sensitivity live

Price	-10% $42	-5% $0	+0% $-42	+5% $-84	+10% $-127
Rent	-10% $-131	-5% $-86	+0% $-42	+5% $2	+10% $46
Rate	-1.0pp $33	-0.5pp $-4	base $-42	+0.5pp $-81	+1.0pp $-120

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Laurel Dr NW Huntsville, AL	1.0	1.0	700	$800	$1.14	44d	1	0.19mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	44d	1	0.23mi
203 N Plymouth Rd NW Huntsville, AL	2.0	1.0	796	$1,310	$1.65	15d	1	0.30mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,025	$1.06	44d	1	0.37mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	15d	1	0.41mi
3328 Meridian St N Apt 114 Huntsville, AL	2.0	1.0	800	$600	$0.75	15d	1	0.53mi
3330 Meridian St N Huntsville, AL	2.0	1.0	800	$700	$0.88	15d	1	0.56mi
304 Wind Ave NW Huntsville, AL	2.0	1.0	960	$1,095	$1.14	44d	1	0.57mi
2115 Lee High Dr NE Huntsville, AL	3.0	1.0	870	$1,245	$1.43	15d	1	0.76mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	44d	1	0.82mi
2219 Jonathan Dr NW Apt C Huntsville, AL	2.0	1.5	850	$850	$1.00	44d	1	0.89mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	44d	1	0.96mi
3410 Elizabeth St NW Unit 5 Huntsville, AL	2.0	1.0	675	$799	$1.18	24d	1	0.98mi
3410 Elizabeth St NW Apt 7 Huntsville, AL	2.0	1.0	800	$799	$1.00	44d	1	0.98mi
3410 Elizabeth St NW Unit 2 Huntsville, AL	2.0	1.0	800	$850	$1.06	44d	1	0.98mi
1114 Oakwood Ave NE Unit A Huntsville, AL	2.0	1.0	1000	$995	$0.99	15d	1	1.03mi
2109 Epworth Dr NE Apt E Huntsville, AL	1.0	1.0	651	$899	$1.38	15d	1	1.03mi
2107 Epworth Dr NE Unit H Huntsville, AL	2.0	1.5	875	$1,175	$1.34	15d	1	1.04mi
415 Halsey Ave NE Huntsville, AL	2.0	1.0–2.0	818	$1,760	$2.15	15d	20	1.05mi
1107 England St NE Unit A Huntsville, AL	2.0	1.0	956	$1,200	$1.26	44d	1	1.10mi
1107 England St NE Unit B Huntsville, AL	1.0	1.0	644	$950	$1.48	44d	1	1.10mi
1504 Oakwood Ave NE Apt 4 Huntsville, AL	2.0	1.0	800	$995	$1.24	44d	1	1.14mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	44d	1	1.14mi
1529 McKinley Ave NE Huntsville, AL	2.0	1.0	884	$1,400	$1.58	44d	1	1.19mi
2640 Blue Spring Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	944	$1,024	$1.08	44d	3	1.21mi
1503 Rison Ave NE Huntsville, AL	2.0	1.0	1070	$1,395	$1.30	44d	1	1.29mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	44d	1	1.30mi
1423 Stevens Ave NE Huntsville, AL	2.0	1.0	1020	$1,450	$1.42	44d	1	1.34mi
2212 Old Blue Spring Rd NW Unit A Huntsville, AL	2.0	1.0	970	$970	$1.00	24d	1	1.40mi
2212 Old Blue Spring Rd NW Unit B Huntsville, AL	2.0	1.0	759	$870	$1.15	24d	1	1.40mi
1511 Humes Ave NE Huntsville, AL	3.0	1.0	1053	$1,675	$1.59	24d	1	1.42mi
1236 Oshaughnessy Ave NE Huntsville, AL	3.0	1.0	950	$1,450	$1.53	24d	1	1.44mi
1330 Oshaughnessy Ave NE Unit A Huntsville, AL	1.0	1.0	540	$700	$1.30	44d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $149,000 Active 6 DOM
2. 2026-06-17
   days on market $149,000 Active 5 DOM
3. 2026-06-16
   days on market $149,000 Active 4 DOM
4. 2026-06-15
   days on market $149,000 Active 3 DOM
5. 2026-06-14
   remarks 258-char remark
6. 2026-06-14
   listed $149,000 Active 1 DOM

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $977 · $81/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 ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $13,406
• − Mortgage interest: −$8,346
• − Property taxes: −$977
• − Insurance: −$745
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$4,335
• Taxable loss: −$3,141
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $247/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): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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

+113.2% since first listed

5 events — show timeline

• 2026-06-12 Listed $149,000 VMLS
• 2026-04-09 Sold (Public Records) $95,000 Public Records
• 2024-10-23 Delisted — VMLS
• 2024-10-02 Listed $125,000 VMLS
• 2021-05-06 Sold (Public Records) $69,900 Public Records

Property tax history

+14.3%/yr

Latest (2024): $977 · +6.7% YoY. Source: county tax records.