2617 Rita Ln · Huntsville, AL 35810

$112,000

4 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 94 Days on market

Built 1980 Fair condition 0.27 ac lot $109/sqft · 29% below area Est $208k · 46% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

1344sqft of value in West Huntsville, in a super convenient location! This full brick house is full of potential! With 4 bedrooms (or 3 bedrooms and a bonus room), the opportunities are endless. Situated on a flat lot with a fully fenced back yard. SOLD AS IS WHERE IS.

Key facts

• Full brick house
• Flat lot
• 0.27 acre lot

Tags

• FULL BRICK HOUSE
• FLAT LOT
• FULLY FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $112k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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: Highlands Elementary School (math 2% / reading 27%, grade F, #508 of 627 statewide, top 84%, 371 students, 83% FRL); Ronald Mcnair 78 (math 0% / reading 23%, grade F, #225 of 257 statewide, top 88%, 414 students, 87% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 78% FRL vs 46% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 13% at this address vs 34% district-wide (-21 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 soft (-0.1%/yr); 434 active listings in the ZIP; 23 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; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 38% 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 $774 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.44% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.41%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (median comp): $207,776
• List price: $112,000
• Delta: -46.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3127 Gayhart Dr NW	0.44mi	3/1.0 (-1)	1,015 (-1%)	2mo	$138,000	$136	71
2505 Piney Branch Rd NW	0.41mi	3/1.5 (-1)	1,015 (-1%)	8mo	$140,000	$138	65
3207 Delia Ln NW	0.33mi	3/2.0 (-1)	1,080 (+5%)	10mo	$175,000	$162	59
4504 Sparkman Dr	0.67mi	3/1.5 (-1)	1,040 (+1%)	2mo	$157,000	$151	58
3121 Gayhart Dr NW	0.41mi	3/1.0 (-1)	1,050 (+2%)	20mo	$120,000	$114	56
3236 Uvalde Ln	0.41mi	3/1.0 (-1)	950 (-7%)	15mo	$80,500	$85	51
3234 Uvalde Ln NW	0.40mi	4/1.5	1,175 (+14%)	12mo	$175,000	$149	45
4401 Oakwood Rd NW	0.48mi	3/2.0 (-1)	1,105 (+8%)	15mo	$160,000	$145	43
5025 Kyle Ln	0.50mi	3/2.0 (-1)	1,100 (+7%)	22mo	$120,000	$109	37
2714 Oakwood Rd	0.44mi	3/1.0 (-1)	1,152 (+12%)	22mo	$178,999	$155	36
3424 Rosedale Dr NW	0.66mi	3/2.0 (-1)	1,100 (+7%)	16mo	$178,000	$162	35
2611 Brookline Dr NW	0.65mi	3/1.5 (-1)	1,150 (+12%)	22mo	$179,900	$156	24

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: 12.0%
• Equity multiple: 1.46×
• Total profit: $14,400
• Equity at exit: $16,700

10-year hold

• IRR: 18.6%
• Equity multiple: 2.35×
• Total profit: $42,211
• Equity at exit: $9,684

Cash invested: $31,360 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 4 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $177,450 ($158/sqft)
• Median days on market: 59 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +28.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 434
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,610 high
• Mortgage (P&I): −$587
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $586

Break-even live

Break-even rent $868

Max offer price $112,000

Occupancy floor 59%

Sensitivity live

Price	-10% $649	-5% $617	+0% $586	+5% $554	+10% $522
Rent	-10% $458	-5% $522	+0% $586	+5% $649	+10% $713
Rate	-1.0pp $642	-0.5pp $614	base $586	+0.5pp $557	+1.0pp $527

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: $28,000
• Closing costs: $3,360
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	93d	1	0.34mi
2505 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1222	$1,300	$1.06	72d	1	0.44mi
2508 Piney Branch Rd NW Huntsville, AL	3.0	1.5	1205	$1,385	$1.15	93d	1	0.46mi
3423 Rosedale Dr NW Huntsville, AL	3.0	1.0	1145	$1,000	$0.87	93d	1	0.64mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	93d	1	0.65mi
4706 Whitehall Dr NW Huntsville, AL	3.0	2.0	1469	$1,550	$1.06	70d	1	0.81mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	93d	1	0.87mi
3210 Caywood Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	63d	1	0.88mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	72d	1	0.91mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	72d	1	0.92mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	93d	1	0.97mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	93d	1	0.97mi
3210 Tucker Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	63d	1	1.01mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	93d	1	1.05mi
1725 Millican Pl NW Huntsville, AL	3.0	2.0	1200	$1,295	$1.08	93d	1	1.06mi
3203 Dyas Dr NW Huntsville, AL	3.0	2.0	1346	$2,100	$1.56	72d	1	1.11mi
1801 Carson Ln NW Huntsville, AL	3.0	3.0	1405	$2,000	$1.42	63d	1	1.15mi
3614 Wilbur Ave NW Huntsville, AL	3.0	1.5	1196	$1,420	$1.19	72d	1	1.17mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	93d	1	1.17mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	70d	1	1.22mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	93d	1	1.39mi
2002 Laverne Dr NW Huntsville, AL	3.0	1.5	1165	$1,100	$0.94	72d	1	1.43mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	93d	1	1.47mi

Property features AI

Finance

• Other: Living area approximately 1,344 square feet
• HOA & community: No homeowners associationSubdivision: Parkwood Estates

Exterior

• Parking: Concrete driveway
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyBuilt in 1980Brick construction
• Construction: Slab foundation
• Exterior features: Public waterPublic sewerLot of approximately 0.27 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral airWindow cooling unit
• Interior features: Front porchPatio

Listing history 50 events

1. 2026-08-08
   days on market $112,000 Active 94 DOM
2. 2026-08-07
   days on market $112,000 Active 93 DOM
3. 2026-08-06
   days on market $112,000 Active 92 DOM
4. 2026-08-05
   days on market $112,000 Active 91 DOM
5. 2026-08-04
   days on market $112,000 Active 90 DOM
6. 2026-08-03
   days on market $112,000 Active 89 DOM
7. 2026-07-31
   days on market $112,000 Active 86 DOM
8. 2026-07-29
   days on market $112,000 Active 84 DOM
9. 2026-07-27
   days on market $112,000 Active 82 DOM
10. 2026-07-25
    days on market $112,000 Active 80 DOM
11. 2026-07-23
    days on market $112,000 Active 78 DOM
12. 2026-07-22
    days on market $112,000 Active 77 DOM
13. 2026-07-22
    price $112,000 Active 76 DOM
14. 2026-07-21
    days on market $114,500 Active 76 DOM
15. 2026-07-18
    days on market $114,500 Active 73 DOM
16. 2026-07-16
    days on market $114,500 Active 71 DOM
17. 2026-07-16
    days on market $114,500 Active 70 DOM
18. 2026-07-14
    days on market $114,500 Active 69 DOM
19. 2026-07-14
    days on market $114,500 Active 68 DOM
20. 2026-07-12
    days on market $114,500 Active 67 DOM
21. 2026-07-11
    days on market $114,500 Active 66 DOM
22. 2026-07-10
    days on market $114,500 Active 65 DOM
23. 2026-07-09
    days on market $114,500 Active 64 DOM
24. 2026-07-08
    days on market $114,500 Active 63 DOM
25. 2026-07-07
    days on market $114,500 Active 62 DOM
26. 2026-07-06
    days on market $114,500 Active 61 DOM
27. 2026-07-05
    days on market $114,500 Active 60 DOM
28. 2026-07-03
    days on market $114,500 Active 58 DOM
29. 2026-07-02
    days on market $114,500 Active 57 DOM
30. 2026-07-01
    days on market $114,500 Active 56 DOM
31. 2026-06-30
    days on market $114,500 Active 55 DOM
32. 2026-06-29
    days on market $114,500 Active 54 DOM
33. 2026-06-28
    days on market $114,500 Active 53 DOM
34. 2026-06-28
    days on market $114,500 Active 52 DOM
35. 2026-06-27
    pricedays on market $114,500 Active 51 DOM
36. 2026-06-25
    days on market $119,500 Active 49 DOM
37. 2026-06-23
    days on market $119,500 Active 47 DOM
38. 2026-06-22
    days on market $119,500 Active 46 DOM
39. 2026-06-18
    days on market $119,500 Active 43 DOM
40. 2026-06-17
    days on market $119,500 Active 42 DOM
41. 2026-06-16
    days on market $119,500 Active 41 DOM
42. 2026-06-15
    days on market $119,500 Active 40 DOM
43. 2026-06-14
    days on market $119,500 Active 38 DOM
44. 2026-06-10
    days on market $119,500 Active 35 DOM
45. 2026-06-09
    days on market $119,500 Active 34 DOM
46. 2026-06-08
    days on market $119,500 Active 33 DOM
47. 2026-06-07
    days on market $119,500 Active 32 DOM
48. 2026-06-03
    days on market $119,500 Active 28 DOM
49. 2026-06-02
    pricedays on market $119,500 Active 27 DOM
50. 2026-06-01
    days on market $124,500 Active 26 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: $625 · $52/mo
• Projected year-2 tax: $625 · $52/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 6/10 Major 7 d/yr ≥105°F today · 19 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: $19,316
• − Mortgage interest: −$6,274
• − Property taxes: −$625
• − Insurance: −$560
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$3,258
• Taxable income: $5,509
• Est. tax owed @ 24.0%: −$1,322
• After-tax cash flow: $5,705/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,650–$46,170 screening

This single-family home in West Huntsville requires moderate repairs and maintenance to improve its curb appeal and interior aesthetics, increasing its resale and rental value.

Components & finishes AI

Roof asphalt shingle · good Flooring laminate Appliances black

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Moderate Brick siding — Weathered and needs repainting
• Minor Landscaping — Overgrown lawn and debris

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and yard maintenance — Improves curb appeal and property value ↑
• Both Replace worn flooring — Enhances interior aesthetics and functionality ↑

ⓘ Rehab cost is a screening estimate — Moderate 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 13/100

Zoned Schools

Elementary Highlands Elementary School F AL #508/627 Nat'l #36,424/41,679 Middle Ronald Mcnair 78 F AL #225/257 Nat'l #13,185/14,009 High Jemison High School F AL #242/305 Nat'l #15,857/17,239

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): 32,843
• Household income: $51,233
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 16% 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: 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%

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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: ▼ -61.00%
• Current HPI: 198.9629
• Rent YoY: ▬ -0.05%
• 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

Property features AI

Finance

• Other: Living area approximately 1,344 square feet
• HOA & community: No homeowners associationSubdivision: Parkwood Estates

Exterior

• Parking: Concrete driveway
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceOne storyBuilt in 1980Brick construction
• Construction: Slab foundation
• Exterior features: Public waterPublic sewerLot of approximately 0.27 acres

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heatingCentral airWindow cooling unit
• Interior features: Front porchPatio

Price history

+25.8% since first listed

3 events — show timeline

• 2026-06-01 Price Changed $119,500 VMLS
• 2026-05-06 Listed $124,500 VMLS
• 2026-04-28 Sold (Public Records) $95,000 Public Records

Property tax history

+13.3%/yr

Latest (2024): $625 · +6.1% YoY. Source: county tax records.