2105 Epworth Dr Unit G · Huntsville, AL 35811

$109,900

2 bd · 1.5 ba · 950 sqft · Condo · 320 Days on market

Built 1986 Good condition $116/sqft · 9% below area Est $121k · 9% under $500/mo HOA · 41% of rent ↓ 8% since listing

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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).

• ARV discount +11.7/15.0
• 1% rule +6.0/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Cash flow +4.0/30.0
• Condition / age +3.8/5.0
• Schools +1.5/10.0
• Appreciation +1.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Photos were taken prior to the current tenant's occupancy. This property features a cozy wood-burning fireplace—ideal for relaxing evenings. The spacious primary bedroom includes its own private walkout deck, offering plenty of natural light and a perfect spot to enjoy fresh air.

Key facts

• Private walkout deck
• $500 HOA
• Built 1986

Tags

• WOOD-BURNING FIREPLACE
• PRIVATE WALKOUT DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $65k (40.4% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $65k (40.4% below list) — sets the bar for cash-flow.
• Cap rate 2.9% vs local median 3.8% in Huntsville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Chapman Elementary School (math 2% / reading 37%, grade F, #457 of 627 statewide, top 74%, 145 students, 56% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 66% FRL vs 46% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 34% district-wide (-19 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); 687 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent is only 16% of the median local income ($91k/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 $760 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 320 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• 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 $65,497 (40.4% 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 320 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
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. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 2.94%
• Cash-on-cash: -11.97%
• DSCR: 0.47
• GRM: 7.6

CMA / ARV

• ARV (median comp): $121,358
• List price: $109,900
• Delta: -9.44%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Stevens Ave	1.21mi	2/1.0	915 (-4%)	3mo	$220,000	$240	54
106 Whitney Ave NE	1.33mi	3/1.0 (+1)	970 (+2%)	1mo	$100,000	$103	53
1727 Oakwood Ave	0.80mi	2/2.0	1,027 (+8%)	3mo	$265,000	$258	47
1314 Stevens Ave NE	1.24mi	2/1.0	865 (-9%)	2mo	$195,000	$225	46
417 S Plymouth Rd	1.05mi	3/1.0 (+1)	882 (-7%)	2mo	$101,000	$115	44
1608 Humes Ave	1.23mi	3/1.0 (+1)	1,032 (+9%)	2mo	$243,000	$235	42
1415 Humes Ave NE	1.25mi	1/1.0 (-1)	855 (-10%)	1mo	$125,000	$146	41
3213 Normandale Dr	1.31mi	3/1.0 (+1)	1,070 (+13%)	0mo	$129,000	$121	37
2905 Boswell Dr NW	1.25mi	3/2.0 (+1)	1,075 (+13%)	1mo	$130,000	$121	35
1810 NE Polk Dr	0.98mi	3/2.0 (+1)	1,146 (+21%)	0mo	$289,900	$253	33
3062 Boswell Dr NW	1.48mi	3/2.0 (+1)	1,150 (+21%)	2mo	$178,500	$155	31
801 Mckinley Ave NE	1.23mi	1/1.0 (-1)	1,146 (+21%)	4mo	$188,000	$164	30

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: -29.9%
• Equity multiple: -0.05×
• Total profit: $-32,227
• Equity at exit: $16,386

10-year hold

• IRR: -13.3%
• Equity multiple: 0.01×
• Total profit: $-30,603
• Equity at exit: $9,502

Cash invested: $30,772 (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: 687
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$500
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-307

Break-even live

Break-even rent $1,594

Max offer price $65,497

Occupancy floor —

Sensitivity live

Price	-10% $-231	-5% $-269	+0% $-307	+5% $-345	+10% $-383
Rent	-10% $-402	-5% $-354	+0% $-307	+5% $-259	+10% $-212
Rate	-1.0pp $-252	-0.5pp $-279	base $-307	+0.5pp $-335	+1.0pp $-364

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: $27,475
• Closing costs: $3,297
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2109 Epworth Dr NE Apt E Huntsville, AL	1.0	1.0	651	$899	$1.38	63d	1	0.02mi
2107 Epworth Dr NE Unit H Huntsville, AL	2.0	1.5	875	$1,175	$1.34	63d	1	0.04mi
4130 High Mountain Rd NE Huntsville, AL	1.0–3.0	1.0–2.0	1119	$1,620	$1.45	93d	129	0.60mi
2224 Bide a Wee Dr NE Huntsville, AL	2.0	2.0	1024	$1,550	$1.51	63d	1	0.93mi
3328 Meridian St N Apt 114 Huntsville, AL	2.0	1.0	800	$600	$0.75	63d	1	0.94mi
203 N Plymouth Rd NW Huntsville, AL	2.0	1.0	796	$1,310	$1.65	63d	1	0.94mi
3330 Meridian St N Huntsville, AL	2.0	1.0	800	$700	$0.88	63d	1	0.96mi
1504 Oakwood Ave NE Apt 4 Huntsville, AL	2.0	1.0	800	$995	$1.24	93d	1	0.96mi
1529 McKinley Ave NE Huntsville, AL	2.0	1.0	884	$1,400	$1.58	93d	1	0.99mi
1503 Rison Ave NE Huntsville, AL	2.0	1.0	1070	$1,395	$1.30	93d	1	1.13mi
1114 Oakwood Ave NE Unit A Huntsville, AL	2.0	1.0	1000	$995	$0.99	63d	1	1.14mi
501 Laurel Dr NW Huntsville, AL	1.0	1.0	700	$800	$1.14	93d	1	1.17mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	93d	1	1.18mi
1423 Stevens Ave NE Huntsville, AL	2.0	1.0	1020	$1,450	$1.42	93d	1	1.21mi
2115 Lee High Dr NE Huntsville, AL	3.0	1.0	870	$1,245	$1.43	63d	1	1.23mi
1107 England St NE Unit A Huntsville, AL	2.0	1.0	956	$1,200	$1.26	93d	1	1.23mi
1107 England St NE Unit B Huntsville, AL	1.0	1.0	644	$950	$1.48	93d	1	1.23mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,025	$1.06	93d	1	1.23mi
1511 Humes Ave NE Huntsville, AL	3.0	1.0	1053	$1,675	$1.59	72d	1	1.25mi
1605 McCullough Ave NE Huntsville, AL	2.0	2.0	1100	$2,200	$2.00	63d	1	1.38mi
1334 Oshaughnessy Ave NE Apt B4 Huntsville, AL	2.0	1.0	732	$800	$1.09	93d	1	1.38mi
1330 Oshaughnessy Ave NE Unit A Huntsville, AL	1.0	1.0	540	$700	$1.30	93d	1	1.38mi
1610 McCullough Ave NE Huntsville, AL	2.0	1.0	1100	$1,800	$1.64	93d	1	1.40mi
2515 Toll Gate Rd NE Huntsville, AL	2.0	2.0	1048	$1,325	$1.26	72d	1	1.41mi
304 Wind Ave NW Huntsville, AL	2.0	1.0	960	$1,095	$1.14	93d	1	1.44mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	63d	1	1.44mi
125 Ridgegate Pl Huntsville, AL	1.0–3.0	1.0–2.5	991	$1,078	$1.09	93d	1	1.45mi
1236 Oshaughnessy Ave NE Huntsville, AL	3.0	1.0	950	$1,450	$1.53	72d	1	1.45mi
415 Halsey Ave NE Huntsville, AL	2.0	1.0–2.0	818	$1,760	$2.15	63d	20	1.47mi

HOA detail $500/mo · $6,000/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-07-31
   days on market $109,900 Active 320 DOM
2. 2026-07-29
   days on market $109,900 Active 318 DOM
3. 2026-07-27
   days on market $109,900 Active 316 DOM
4. 2026-07-25
   days on market $109,900 Active 314 DOM
5. 2026-07-23
   days on market $109,900 Active 312 DOM
6. 2026-07-22
   days on market $109,900 Active 311 DOM
7. 2026-07-21
   days on market $109,900 Active 310 DOM
8. 2026-07-18
   days on market $109,900 Active 307 DOM
9. 2026-07-16
   days on market $109,900 Active 305 DOM
10. 2026-07-16
    days on market $109,900 Active 304 DOM
11. 2026-07-14
    days on market $109,900 Active 303 DOM
12. 2026-07-14
    days on market $109,900 Active 302 DOM
13. 2026-07-12
    days on market $109,900 Active 301 DOM
14. 2026-07-11
    days on market $109,900 Active 300 DOM
15. 2026-07-10
    days on market $109,900 Active 299 DOM
16. 2026-07-09
    days on market $109,900 Active 298 DOM
17. 2026-07-08
    days on market $109,900 Active 297 DOM
18. 2026-07-07
    days on market $109,900 Active 296 DOM
19. 2026-07-06
    days on market $109,900 Active 295 DOM
20. 2026-07-05
    days on market $109,900 Active 294 DOM
21. 2026-07-03
    days on market $109,900 Active 292 DOM
22. 2026-07-02
    days on market $109,900 Active 291 DOM
23. 2026-07-01
    days on market $109,900 Active 290 DOM
24. 2026-06-30
    days on market $109,900 Active 289 DOM
25. 2026-06-29
    days on market $109,900 Active 288 DOM
26. 2026-06-28
    days on market $109,900 Active 287 DOM
27. 2026-06-28
    days on market $109,900 Active 286 DOM
28. 2026-06-25
    days on market $109,900 Active 283 DOM
29. 2026-06-23
    days on market $109,900 Active 281 DOM
30. 2026-06-22
    days on market $109,900 Active 280 DOM
31. 2026-06-18
    days on market $109,900 Active 277 DOM
32. 2026-06-17
    days on market $109,900 Active 276 DOM
33. 2026-06-16
    days on market $109,900 Active 275 DOM
34. 2026-06-15
    days on market $109,900 Active 274 DOM
35. 2026-06-14
    days on market $109,900 Active 272 DOM
36. 2026-06-10
    days on market $109,900 Active 269 DOM
37. 2026-06-09
    days on market $109,900 Active 268 DOM
38. 2026-06-08
    days on market $109,900 Active 267 DOM
39. 2026-06-07
    days on market $109,900 Active 266 DOM
40. 2026-06-03
    days on market $109,900 Active 262 DOM
41. 2026-06-02
    days on market $109,900 Active 261 DOM
42. 2026-06-01
    days on market $109,900 Active 260 DOM
43. 2026-05-31
    days on market $109,900 Active 259 DOM
44. 2026-05-30
    days on market $109,900 Active 258 DOM
45. 2026-03-26
    price $109,900 286-char remark

    Show marketing remark (286 chars)

    Photos were taken prior to the current tenant's occupancy. This property features a cozy wood-burning fireplace—ideal for relaxing evenings. The spacious primary bedroom includes its own private walkout deck, offering plenty of natural light and a perfect spot to enjoy fresh air.

46. 2026-01-08
    price $114,900 286-char remark

    Show marketing remark (286 chars)

    Photos were taken prior to the current tenant's occupancy. This property features a cozy wood-burning fireplace—ideal for relaxing evenings. The spacious primary bedroom includes its own private walkout deck, offering plenty of natural light and a perfect spot to enjoy fresh air.

47. 2025-09-14
    listed $119,900 Active 286-char remark

    Show marketing remark (286 chars)

    Photos were taken prior to the current tenant's occupancy. This property features a cozy wood-burning fireplace—ideal for relaxing evenings. The spacious primary bedroom includes its own private walkout deck, offering plenty of natural light and a perfect spot to enjoy fresh air.

ⓘ 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 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: $14,470
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − HOA: −$6,000
• − Depreciation: −$3,197
• Taxable loss: −$5,396
• Est. tax savings @ 24.0%: +$1,295
• After-tax cash flow: $-2,387/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 · 6 photos

Good 75/100 Cosmetic rehab Est. rehab $4,750–$14,250 screening

This condo is in good condition with a good exterior and interior. It has a cozy fireplace and a private walkout deck. A fresh coat of paint and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value. ↑
• Both Clean gutters — Improves drainage and prevents water damage ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 15/100

Zoned Schools

Elementary Chapman Elementary School F AL #457/627 Nat'l #33,508/41,679 High Lee High School F AL #252/305 Nat'l #16,463/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 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: 12% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-8.3% since first listed

3 events — show timeline

• 2026-03-26 Price Changed $109,900 VMLS
• 2026-01-08 Price Changed $114,900 VMLS
• 2025-09-14 Listed $119,900 VMLS