5004 Lumary Dr · Huntsville, AL 35810

$229,500

3 bd · 1.0 ba · 1,506 sqft · SingleFamily public records · 19 Days on market

Built 1963 0.36 ac lot $152/sqft · 25% above area Est $225k · at est.

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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 +12.6/30.0
• ARV discount +6.7/15.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice home in great condition! Huge great room with brick fireplace and wood mantle. Large formal living room. Spacious kitchen with lots of cabinets. French doors leading out to courtyard style patio area. Nice size bedrooms! Large fenced yard. Fridge/washer remains.

Key facts

• Wood mantle
• Brick fireplace
• Lots of cabinets

Tags

• GREAT ROOM
• BRICK FIREPLACE
• WOOD MANTLE
• FORMAL LIVING ROOM
• SPACIOUS KITCHEN
• LOTS OF CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-31 ($-366/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (25.8% below list).
• Recommended offer: $170k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 40% 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 $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 19 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $93k; list at $230k implies a 146% gain — meaningful room to come down on a strong offer.

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 $170,186 (25.8% 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 1963 — 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: 0.74% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (median comp): $225,453
• List price: $229,500
• Delta: 1.80%
• 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
5009 Lumary Dr NW	0.05mi	3/2.0	1,480 (-2%)	4mo	$227,500	$154	88
3912 Neptune Dr	0.42mi	3/1.5	1,528 (+2%)	4mo	$189,900	$124	73
3009 Winchester Rd	0.14mi	4/2.0 (+1)	1,608 (+7%)	1mo	$259,900	$162	72
4805 Drews Dogwood Ln	0.53mi	3/2.0	1,484 (-2%)	3mo	$266,184	$179	67
6215 Achievement Cir NW	0.58mi	3/2.0	1,484 (-2%)	1mo	$269,900	$182	66
4813 Joy Dr	0.36mi	3/1.5	1,338 (-11%)	3mo	$130,000	$97	60
3707 Jaguar Way NW	0.49mi	3/2.0	1,620 (+8%)	1mo	$289,900	$179	60
6014 Pulaski Pike NW	0.38mi	3/1.5	1,700 (+13%)	1mo	$180,000	$106	58
2657 Ajs Arbor Dr	0.56mi	3/2.0	1,620 (+8%)	3mo	$275,000	$170	55
6207 Achievement Cir	0.57mi	3/2.0	1,620 (+8%)	4mo	$275,000	$170	53
3709 Jaguar Way NW	0.49mi	3/2.0	1,299 (-14%)	2mo	$259,900	$200	48
4319 Irondale Dr	0.73mi	3/1.5	1,300 (-14%)	2mo	$100,000	$77	39

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-44,225
• Equity at exit: $34,219

10-year hold

• IRR: -20.4%
• Equity multiple: 0.06×
• Total profit: $-60,711
• Equity at exit: $19,843

Cash invested: $64,260 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$76 /mo · $910/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-31

Break-even live

Break-even rent $1,740

Max offer price $224,108

Occupancy floor 97%

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3014 Winchester Rd NW Huntsville, AL	2.0	2.0	1480	$2,500	$1.69	43d	1	0.17mi
5003 Stag Run Cir NW Huntsville, AL	3.0	2.0	1410	$1,450	$1.03	13d	1	0.45mi
3729 Millbrae Dr NW Huntsville, AL	3.0	1.0	1050	$1,458	$1.39	13d	1	0.46mi
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	43d	1	0.48mi
3814 Timwood Dr NW Huntsville, AL	3.0	2.0	1157	$1,195	$1.03	43d	1	0.51mi
3813 Millbrae Dr NW Huntsville, AL	4.0	2.0	1500	$1,895	$1.26	43d	1	0.55mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	23d	1	0.64mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	13d	2	0.66mi
3708 Valleydale Rd NW Huntsville, AL	3.0	1.5	1136	$1,350	$1.19	43d	1	0.70mi
3314 Deerfield Rd NW Huntsville, AL	3.0	2.0	1207	$1,350	$1.12	43d	1	0.70mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	23d	1	0.71mi
6309 Matic Rd NW Huntsville, AL	4.0	2.0	1334	$1,800	$1.35	43d	1	0.74mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	23d	1	0.74mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	13d	1	1.05mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	23d	1	1.19mi
3904 Battlefield Dr NW Huntsville, AL	4.0	2.0	1890	$1,600	$0.85	43d	1	1.20mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	43d	1	1.27mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	44d	1	1.28mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	43d	1	1.33mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	43d	1	1.41mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	23d	1	1.43mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	43d	1	1.49mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	23d	1	1.49mi

Listing history 7 events

1. 2026-05-06
   status Pending 267-char remark

   Show marketing remark (267 chars)

   Nice home in great condition! Huge great room with brick fireplace and wood mantle. Large formal living room. Spacious kitchen with lots of cabinets. French doors leading out to courtyard style patio area. Nice size bedrooms! Large fenced yard. Fridge/washer remains.

2. 2026-04-17
   listed $229,500 Active 267-char remark

   Show marketing remark (267 chars)

   Nice home in great condition! Huge great room with brick fireplace and wood mantle. Large formal living room. Spacious kitchen with lots of cabinets. French doors leading out to courtyard style patio area. Nice size bedrooms! Large fenced yard. Fridge/washer remains.

3. 2017-07-24
   soldstatus $93,452
4. 2017-07-21
   soldstatus $88,000 321-char remark

   Show marketing remark (321 chars)

   Outstanding home in great condition. Wonderful floor plan. Huge living room and family room. Lots of hardwood and ceramic tile. A 15 X 17 patio with iron rails. Brick 18 X 8 fire place. Large laundry room with cabinets. Large kitchen with lots of cabinets. New carpet in bedroom and hall. New paint through out the house.

5. 2017-02-21
   listed $89,900 321-char remark

   Show marketing remark (321 chars)

   Outstanding home in great condition. Wonderful floor plan. Huge living room and family room. Lots of hardwood and ceramic tile. A 15 X 17 patio with iron rails. Brick 18 X 8 fire place. Large laundry room with cabinets. Large kitchen with lots of cabinets. New carpet in bedroom and hall. New paint through out the house.

6. 2013-05-10
   soldstatus $50,000
7. 2013-01-28
   listed $55,500

ⓘ 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: $910 · $76/mo
• Projected year-2 tax: $941 · $78/mo
• Expected delta: +$31/yr (+$3/mo · 3.4%)

ⓘ 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 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,422
• − Mortgage interest: −$12,856
• − Property taxes: −$910
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,676
• Taxable loss: −$4,435
• Est. tax savings @ 24.0%: +$1,064
• After-tax cash flow: $698/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

+313.5% since first listed

7 events — show timeline

• 2026-05-06 Pending — VMLS
• 2026-04-17 Listed $229,500 VMLS
• 2017-07-24 Sold (Public Records) $93,452 Public Records
• 2017-07-21 Sold (MLS) $88,000 VMLS
• 2017-02-21 Listed $89,900 VMLS
• 2013-05-10 Sold (MLS) $50,000 VMLS
• 2013-01-28 Listed $55,500 VMLS

Property tax history

-0.9%/yr

Latest (2024): $910 · +2.5% YoY. Source: county tax records.