2031 Blake Bottom Rd #15 · Huntsville, AL 35806

$265,000

2 bd · 1.0 ba · 1,480 sqft · Townhouse public records · 246 Days on market

Built 2008 3,840 sqft lot $179/sqft · 13% below area Est $296k · 10% under $105/mo HOA · 7% of rent

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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 +12.2/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

End Unit. Updated hardwood flooring! Spacious great room with vaulted ceiling. Formal dining, breakfast bar in kitchen area. Solid surface counter tops, stainless steel appliances. Main bedroom with vaulted ceiling and gorgeous bath featuring garden tub, separate shower and large closet with plenty of storage! Private patio area in back with access to the townhome community park. Stress free living just minutes to Redstone Arsenal, Research Park, Providence and Bridge Street Shopping! You are going to love this location and all this home has to offer!

Key facts

• Spacious great room
• End unit
• Vaulted ceiling

Tags

• END UNIT
• UPDATED HARDWOOD FLOORING
• SPACIOUS GREAT ROOM
• VAULTED CEILING
• SOLID SURFACE COUNTER TOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (40.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (46.1% below list).
• Recommended offer: $143k (46.1% below list) — sets the bar for 1% rule.

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: Monrovia Elementary School (math 37% / reading 69%, grade C, #100 of 627 statewide, top 16%, 495 students, 29% FRL); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 216 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask is 14622% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $156k; list at $265k implies a 70% gain — meaningful room to come down on a strong offer.

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 $142,930 (46.1% 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 246 days. Have you received any prior offers? Is the seller open to a 46% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 3.55%
• Cash-on-cash: -9.78%
• DSCR: 0.56
• GRM: 15.5

CMA / ARV

• ARV (median comp): $295,564
• List price: $265,000
• Delta: -10.34%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $105,160
• Equity at exit: $238,733

10-year hold

• IRR: 16.3%
• Equity multiple: 5.56×
• Total profit: $338,660
• Equity at exit: $514,837

Cash invested: $74,200 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 216
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $1,429 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$110
• HOA: −$105
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-605

Break-even live

Break-even rent $2,195

Max offer price $158,181

Occupancy floor —

Sensitivity live

Price	-10% $-455	-5% $-530	+0% $-605	+5% $-680	+10% $-755
Rent	-10% $-718	-5% $-661	+0% $-605	+5% $-548	+10% $-492
Rate	-1.0pp $-471	-0.5pp $-537	base $-605	+0.5pp $-673	+1.0pp $-743

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1457 Jeff Rd NW Huntsville, AL	2.0	2.0	1370	$1,495	$1.09	25d	1	0.82mi
177 Sagebrook Dr Madison, AL	3.0	3.0	1826	$1,695	$0.93	45d	1	1.32mi
125 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,350	$1.44	45d	1	1.38mi
121 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,295	$1.38	45d	1	1.39mi

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 16 events

1. 2026-06-15
   statusdays on market $265,000 Pending 246 DOM
2. 2026-06-14
   days on market $265,000 Active 245 DOM
3. 2026-06-10
   days on market $265,000 Active 242 DOM
4. 2026-06-09
   days on market $265,000 Active 241 DOM
5. 2026-06-08
   days on market $265,000 Active 240 DOM
6. 2026-06-07
   days on market $265,000 Active 239 DOM
7. 2026-06-02
   days on market $265,000 Active 234 DOM
8. 2026-06-01
   days on market $265,000 Active 233 DOM
9. 2026-05-31
   days on market $265,000 Active 232 DOM
10. 2026-05-30
    days on market $265,000 Active 231 DOM
11. 2026-04-21
    price $265,000 557-char remark

    Show marketing remark (557 chars)

    End Unit. Updated hardwood flooring! Spacious great room with vaulted ceiling. Formal dining, breakfast bar in kitchen area. Solid surface counter tops, stainless steel appliances. Main bedroom with vaulted ceiling and gorgeous bath featuring garden tub, separate shower and large closet with plenty of storage! Private patio area in back with access to the townhome community park. Stress free living just minutes to Redstone Arsenal, Research Park, Providence and Bridge Street Shopping! You are going to love this location and all this home has to offer!

12. 2025-12-12
    listed $1,800
13. 2025-10-11
    listed $275,000 Active 557-char remark

    Show marketing remark (557 chars)

    End Unit. Updated hardwood flooring! Spacious great room with vaulted ceiling. Formal dining, breakfast bar in kitchen area. Solid surface counter tops, stainless steel appliances. Main bedroom with vaulted ceiling and gorgeous bath featuring garden tub, separate shower and large closet with plenty of storage! Private patio area in back with access to the townhome community park. Stress free living just minutes to Redstone Arsenal, Research Park, Providence and Bridge Street Shopping! You are going to love this location and all this home has to offer!

14. 2018-08-03
    soldstatus $155,500
15. 2018-07-30
    soldstatus $155,000 675-char remark

    Show marketing remark (675 chars)

    Brand new hardwood flooring! Spacious family room with vaulted ceiling. Formal dining, breakfast bar in kitchen area. Solid surface counter tops, stainless steel appliances. Master bedroom with vaulted ceiling and gorgeous bath! Master bath has garden tub, separate shower and nice closet with plenty of storage! Private patio area in back with access to the townhome community park. This end unit is the perfect location! Stress free living just minutes to Redstone Arsenal, Research Park, Providence and Bridge Street Shopping! You are going to love this location and all this home has to offer! Yes, you can do a Rural Housing - no money down loan to purchase this home!

16. 2018-06-22
    listed $156,900 675-char remark

    Show marketing remark (675 chars)

    Brand new hardwood flooring! Spacious family room with vaulted ceiling. Formal dining, breakfast bar in kitchen area. Solid surface counter tops, stainless steel appliances. Master bedroom with vaulted ceiling and gorgeous bath! Master bath has garden tub, separate shower and nice closet with plenty of storage! Private patio area in back with access to the townhome community park. This end unit is the perfect location! Stress free living just minutes to Redstone Arsenal, Research Park, Providence and Bridge Street Shopping! You are going to love this location and all this home has to offer! Yes, you can do a Rural Housing - no money down loan to purchase this home!

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $1,545 · $129/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,152
• − Mortgage interest: −$14,844
• − Property taxes: −$1,545
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,372
• − Management: −$1,372
• − HOA: −$1,260
• − Depreciation: −$7,709
• Taxable loss: −$12,275
• Est. tax savings @ 24.0%: +$2,946
• After-tax cash flow: $-4,310/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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

+68.9% since first listed

6 events — show timeline

• 2026-04-21 Price Changed $265,000 VMLS
• 2025-12-12 Listed for Rent $1,800 VMLS
• 2025-10-11 Listed $275,000 VMLS
• 2018-08-03 Sold (Public Records) $155,500 Public Records
• 2018-07-30 Sold (MLS) $155,000 VMLS
• 2018-06-22 Listed $156,900 VMLS

Property tax history

+13.2%/yr

Latest (2024): $1,545 · +3.6% YoY. Source: county tax records.