2031 Blake Bottom Rd NW #1 · Huntsville, AL 35806

$274,900

2 bd · 1.0 ba · 1,412 sqft · Townhouse public records · 119 Days on market

Built 2008 $195/sqft · 9% below area Est $295k · 7% 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 +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +5.3/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The townhome you've been waiting for! Beautifully maintained, single-level in a prime location near MidCity, Bridge Street, Redstone Arsenal, and Research Park. The living space features vaulted ceilings, hardwood floors, a fireplace, and lots of natural lighting. The kitchen showcases marble floors, abundant storage space, and an eat-in breakfast nook. The spacious primary suite offers vaulted ceilings, a large bathroom with a separate tub/shower and walk-in closet. Out back, enjoy the covered patio and a privacy-fenced yard with a detached storage building and storm shelter. The community also features a common area with beautiful creek. Call today to schedule your private showing!

Key facts

• Natural lighting
• Marble floors
• Vaulted ceilings

Tags

• PRIME LOCATION
• VAULTED CEILINGS
• HARDWOOD FLOORS
• FIREPLACE
• NATURAL LIGHTING
• MARBLE FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $-607 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (48.1% below list).
• Recommended offer: $143k (48.1% 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.
• Market conditions: Rents rising (+2.6%/yr); 213 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

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 $142,615 (48.1% 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 119 days. Have you received any prior offers? Is the seller open to a 48% 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: 0.52% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.47%
• DSCR: 0.58
• GRM: 16.1

CMA / ARV

• ARV (median comp): $295,213
• List price: $274,900
• Delta: -6.88%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.5%
• Equity multiple: 2.43×
• Total profit: $110,341
• Equity at exit: $247,652

10-year hold

• IRR: 16.4%
• Equity multiple: 5.60×
• Total profit: $353,970
• Equity at exit: $534,070

Cash invested: $76,972 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 213
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $1,426 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$115
• HOA: −$105
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-607

Break-even live

Break-even rent $2,195

Max offer price $167,609

Occupancy floor —

Sensitivity live

Price	-10% $-452	-5% $-530	+0% $-607	+5% $-685	+10% $-763
Rent	-10% $-720	-5% $-664	+0% $-607	+5% $-551	+10% $-495
Rate	-1.0pp $-469	-0.5pp $-537	base $-607	+0.5pp $-679	+1.0pp $-751

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: $68,725
• Closing costs: $8,247
• 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	24d	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 26 events

1. 2026-06-18
   days on market $274,900 Active 119 DOM
2. 2026-06-17
   days on market $274,900 Active 118 DOM
3. 2026-06-16
   days on market $274,900 Active 117 DOM
4. 2026-06-15
   days on market $274,900 Active 116 DOM
5. 2026-06-14
   days on market $274,900 Active 114 DOM
6. 2026-06-10
   days on market $274,900 Active 111 DOM
7. 2026-06-09
   days on market $274,900 Active 110 DOM
8. 2026-06-08
   days on market $274,900 Active 109 DOM
9. 2026-06-07
   days on market $274,900 Active 108 DOM
10. 2026-06-02
    days on market $274,900 Active 103 DOM
11. 2026-06-01
    days on market $274,900 Active 102 DOM
12. 2026-05-31
    days on market $274,900 Active 101 DOM
13. 2026-05-30
    days on market $274,900 Active 100 DOM
14. 2026-04-28
    soldstatus $265,000
15. 2026-02-19
    listed $274,900 Active 692-char remark

    Show marketing remark (692 chars)

    The townhome you've been waiting for! Beautifully maintained, single-level in a prime location near MidCity, Bridge Street, Redstone Arsenal, and Research Park. The living space features vaulted ceilings, hardwood floors, a fireplace, and lots of natural lighting. The kitchen showcases marble floors, abundant storage space, and an eat-in breakfast nook. The spacious primary suite offers vaulted ceilings, a large bathroom with a separate tub/shower and walk-in closet. Out back, enjoy the covered patio and a privacy-fenced yard with a detached storage building and storm shelter. The community also features a common area with beautiful creek. Call today to schedule your private showing!

16. 2024-06-14
    historical $1,545
17. 2024-05-29
    price $1,545
18. 2024-04-17
    price $1,595
19. 2024-03-14
    listed $1,650
20. 2023-06-22
    soldstatus $255,000
21. 2023-06-21
    soldstatus $255,000 Sold 689-char remark

    Show marketing remark (689 chars)

    Beautifully maintained Townhome. This one level low maintenance Townhome is centrally located near Mid City, Bridge Street, Redstone Arsenal, and Research Park. Step right in onto the marble foyer floors and into the main living area with soaring vaulted ceilings. Large primary suite, spacious kitchen with marble floors, 2nd bedroom and full bath complete this comfortable home. Beautiful hardwood floors and crown molding in main living areas. Property includes a detached storage building located directly off the covered patio in the privacy fenced back yard. This building could be your work or hobby shed and is equipped with a large storm shelter. Common area with gorgeous creek!

22. 2023-05-23
    status Pending 689-char remark

    Show marketing remark (689 chars)

    Beautifully maintained Townhome. This one level low maintenance Townhome is centrally located near Mid City, Bridge Street, Redstone Arsenal, and Research Park. Step right in onto the marble foyer floors and into the main living area with soaring vaulted ceilings. Large primary suite, spacious kitchen with marble floors, 2nd bedroom and full bath complete this comfortable home. Beautiful hardwood floors and crown molding in main living areas. Property includes a detached storage building located directly off the covered patio in the privacy fenced back yard. This building could be your work or hobby shed and is equipped with a large storm shelter. Common area with gorgeous creek!

23. 2023-05-18
    listed $250,000 Active 689-char remark

    Show marketing remark (689 chars)

    Beautifully maintained Townhome. This one level low maintenance Townhome is centrally located near Mid City, Bridge Street, Redstone Arsenal, and Research Park. Step right in onto the marble foyer floors and into the main living area with soaring vaulted ceilings. Large primary suite, spacious kitchen with marble floors, 2nd bedroom and full bath complete this comfortable home. Beautiful hardwood floors and crown molding in main living areas. Property includes a detached storage building located directly off the covered patio in the privacy fenced back yard. This building could be your work or hobby shed and is equipped with a large storm shelter. Common area with gorgeous creek!

24. 2018-10-25
    soldstatus $162,000
25. 2018-10-19
    soldstatus $162,000
26. 2018-08-18
    listed $164,900

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: +$253/yr (+$21/mo · 28.9%)

ⓘ 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: $17,114
• − Mortgage interest: −$15,399
• − Property taxes: −$874
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,369
• − Management: −$1,369
• − HOA: −$1,260
• − Depreciation: −$7,997
• Taxable loss: −$12,529
• Est. tax savings @ 24.0%: +$3,007
• After-tax cash flow: $-4,281/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

+60.7% since first listed

13 events — show timeline

• 2026-04-28 Sold (Public Records) $265,000 Public Records
• 2026-02-19 Listed $274,900 VMLS
• 2024-06-14 Rental Removed $1,545 RENTLY
• 2024-05-29 Price Changed $1,545 RENTLY
• 2024-04-17 Price Changed $1,595 RENTLY
• 2024-03-14 Listed for Rent $1,650 RENTLY
• 2023-06-22 Sold (Public Records) $255,000 Public Records
• 2023-06-21 Sold (MLS) $255,000 VMLS
• 2023-05-23 Pending — VMLS
• 2023-05-18 Listed $250,000 VMLS
• 2018-10-25 Sold (Public Records) $162,000 Public Records
• 2018-10-19 Sold (MLS) $162,000 VMLS
• 2018-08-18 Listed $164,900 VMLS

Property tax history

+5.5%/yr

Latest (2024): $874 · +52.9% YoY. Source: county tax records.