112 Raptor Ct · Huntsville, AL 35811

$249,900

3 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 5 Days on market

Built 2002 $203/sqft · at area comps Est $259k · 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 +10.5/30.0
• ARV discount +9.1/15.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +1.4/10.0

Listing remarks

Beautiful full brick ranch-style home situated on a quiet cul-de-sac in Northeast Huntsville. This well-maintained home features 3 bedrooms and 2 full baths with an inviting open layout. The spacious Great Room offers vaulted ceilings, a ceiling fan, and cozy fireplace with natural gas logs. The primary suite includes a trey ceiling and ceiling fan. Enjoy LVP flooring throughout the main living areas and new carpet in the bedrooms. The eat-in kitchen includes a pantry and adjacent laundry room. Natural gas heat, stove, and water heater. Side-entry 2-car garage, large backyard, and low-maintenance exterior complete this move-in ready home.

Key facts

• Spacious great room
• Eat in kitchen
• Natural gas heat

Tags

• FULL BRICK RANCH STYLE
• QUIET CUL DE SAC
• SPACIOUS GREAT ROOM
• COZY FIREPLACE
• EAT IN KITCHEN
• NATURAL GAS HEAT

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Falcon Station

Exterior

• Parking: Attached two-car garage with garage door opener; Concrete driveway; Garage faces side
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One story; Built in 2002; Brick exterior
• Construction: Slab foundation
• Exterior features: Public water; Septic tank

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (32.4% below list).
• Recommended offer: $169k (32.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Riverton Elementary School (math 52% / reading 67%, grade B-, #63 of 627 statewide, top 10%, 581 students, 29% FRL); Buckhorn Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 688 students, 38% FRL); Buckhorn High School (math 31% / reading 33%, grade F, #59 of 305 statewide, top 21%, 1,287 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 560 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $168,853 (32.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.68% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

• ARV (median comp): $259,159
• List price: $249,900
• Delta: -3.57%
• 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
4406 Maysville Rd NE	0.09mi	3/2.0	1,297 (+5%)	5mo	$260,000	$200	79
120 Mikaelas Way	0.32mi	3/2.0	1,228 (-0%)	3mo	$239,900	$195	78
217 Harlans Cir	0.15mi	3/2.0	1,358 (+10%)	3mo	$259,000	$191	70
4541 Maysville Rd	0.27mi	3/2.0	1,153 (-7%)	4mo	$255,000	$221	69
123 Castleridge Dr	0.51mi	3/2.0	1,207 (-2%)	1mo	$238,900	$198	67
229 Steppe Ct	0.15mi	3/2.0	1,357 (+10%)	7mo	$248,000	$183	66
104 Shadow Oak Cir	0.36mi	3/2.0	1,140 (-8%)	5mo	$235,000	$206	62
207 Antler Ridge Dr	0.52mi	3/2.0	1,266 (+3%)	8mo	$233,000	$184	60
207 Steppe Ct	0.21mi	3/2.0	1,400 (+14%)	6mo	$255,000	$182	59
110 Saint Clair Dr	0.54mi	3/1.0	1,073 (-13%)	1mo	$135,000	$126	53
132 Castleridge Dr	0.45mi	3/2.0	1,395 (+13%)	4mo	$275,000	$197	50
263 Falcon Ridge Dr	0.68mi	3/2.0	1,350 (+9%)	2mo	$257,000	$190	46

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-42,032
• Equity at exit: $37,261

10-year hold

• IRR: -3.3%
• Equity multiple: 0.75×
• Total profit: $-17,785
• Equity at exit: $21,607

Cash invested: $69,972 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-127

Break-even live

Break-even rent $1,850

Max offer price $227,377

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-57	+0% $-127	+5% $-198	+10% $-269
Rent	-10% $-261	-5% $-194	+0% $-127	+5% $-61	+10% $6
Rate	-1.0pp $-2	-0.5pp $-64	base $-127	+0.5pp $-192	+1.0pp $-258

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Raptor Ct Huntsville, AL	3.0	2.0	1242	$1,700	$1.37	44d	1	0.03mi
4429 Maysville Rd NE Huntsville, AL	3.0	2.0	1248	$1,650	$1.32	15d	1	0.07mi
104 Bataleur Ct Huntsville, AL	3.0	2.0	1250	$1,600	$1.28	44d	1	0.35mi
227 Falcon Ridge Dr Huntsville, AL	3.0	2.0	1425	$1,591	$1.12	44d	1	0.46mi
236 Tanner Point Dr New Market, AL	3.0	2.0	1288	$1,665	$1.29	15d	1	0.87mi
109 Tanner Ridge Cir New Market, AL	3.0	2.0	1332	$1,595	$1.20	44d	1	1.18mi

Listing history 4 events

1. 2026-05-18
   status Pending 646-char remark
2. 2026-05-14
   historical $1,700
3. 2026-05-13
   listed $249,900 Active 646-char remark
4. 2026-04-25
   listed $1,700

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$463/yr (+$39/mo · 82.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $20,262
• − Mortgage interest: −$13,998
• − Property taxes: −$562
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$7,270
• Taxable loss: −$6,059
• Est. tax savings @ 24.0%: +$1,454
• After-tax cash flow: $-76/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 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

• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-18 Pending — VMLS
• 2026-05-14 Rental Removed $1,700 VMLS
• 2026-05-13 Listed $249,900 VMLS
• 2026-04-25 Listed for Rent $1,700 VMLS

Property tax history

-3.8%/yr

Latest (2024): $562 · +4.6% YoY. Source: county tax records.