111 Wolfe Ln · Huntsville, AL 35811

$253,400

3 bd · 3.0 ba · 1,442 sqft · Townhouse · 140 Days on market

Built 2026 6,534 sqft lot $176/sqft · 22% below area Est $326k · 22% under $125/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 +15.0/15.0
• Cash flow +6.2/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +1.4/10.0
• DSCR +0.5/10.0

Listing remarks MLS

The New two- story Blakely Plan townhome in master planned St Clair Place w/easy commute to Downtown Huntsville. This 3-bedroom 3 bath two-story home provides low-maintenance living with plenty of room to grow. Upon entry is a cohesive open layout, showcasing a well-equipped kitchen that overlooks the dining room and Great Room with porch access in an excellent set-up for seamless living and entertaining. Future community pool/clubhouse. USDA eligible. Photos of a similar model. Finishes may vary.

Key facts

• Master planned
• Open layout
• Two story

Tags

• TWO STORY
• MASTER PLANNED
• OPEN LAYOUT
• WELL EQUIPPED KITCHEN
• FUTURE COMMUNITY POOL
• PORCH ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $253k.

Deal economics

• At list price, monthly cash flow is $-466 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (29.5% below list).
• Recommended offer: $179k (29.5% 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.
• 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.
• Market conditions: Rents rising fast (+6.8%/yr); 560 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% 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 $8k 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 140 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,560 (29.5% 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 140 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.87%
• DSCR: 0.65
• GRM: 11.8

CMA / ARV

• ARV (median comp): $326,420
• List price: $253,400
• Delta: -22.37%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.10×
• Total profit: $-63,503
• Equity at exit: $37,783

10-year hold

• IRR: -12.6%
• Equity multiple: 0.13×
• Total profit: $-61,512
• Equity at exit: $21,909

Cash invested: $70,952 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,786 high
• Mortgage (P&I): −$1,329
• Tax est. 1.5%: −$317 /mo · $3,801/yr
• Insurance: −$106
• HOA: −$125
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-466

Break-even live

Break-even rent $2,375

Max offer price $186,032

Occupancy floor —

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: $63,350
• Closing costs: $7,602
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 Jordan Rd Huntsville, AL	3.0	2.0	1300	$1,650	$1.27	43d	1	0.78mi
1555 Jordan Rd Unit A Huntsville, AL	2.0	3.0	1550	$1,500	$0.97	43d	1	0.86mi
128 Somerset Park Dr Huntsville, AL	3.0	2.0	1570	$1,750	$1.11	23d	1	0.89mi
1994 Highway 72 E Huntsville, AL	1.0–3.0	1.0–2.0	992	$1,821	$1.83	13d	27	0.89mi
112 Mountain Flat Dr Huntsville, AL	1.0–2.0	1.0–2.0	912	$1,355	$1.48	13d	186	1.14mi
107 Bridgestone Dr NE Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	43d	1	1.16mi
80 Mountain Vista Cir Huntsville, AL	3.0	2.5	1800	$2,435	$1.35	43d	1	1.22mi
10 Mountain Vista Cir Huntsville, AL	3.0	2.5	1800	$2,335	$1.30	43d	1	1.22mi
64 Mountain Vista Cir Huntsville, AL	3.0	2.5	1800	$2,535	$1.41	43d	1	1.22mi
100 Marcus Byers Dr NE Huntsville, AL	1.0–2.0	1.0–2.0	970	$1,405	$1.45	13d	48	1.28mi
100 Tess Cir NE Huntsville, AL	3.0	2.0	1195	$1,600	$1.34	43d	1	1.33mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-18
   days on market $253,400 Active 140 DOM
2. 2026-06-17
   days on market $253,400 Active 139 DOM
3. 2026-06-16
   days on market $253,400 Active 138 DOM
4. 2026-06-15
   days on market $253,400 Active 137 DOM
5. 2026-06-14
   days on market $253,400 Active 135 DOM
6. 2026-06-10
   days on market $253,400 Active 132 DOM
7. 2026-06-09
   days on market $253,400 Active 131 DOM
8. 2026-06-08
   days on market $253,400 Active 130 DOM
9. 2026-06-07
   days on market $253,400 Active 129 DOM
10. 2026-06-03
    days on market $253,400 Active 125 DOM
11. 2026-06-02
    days on market $253,400 Active 124 DOM
12. 2026-06-01
    days on market $253,400 Active 123 DOM
13. 2026-05-31
    days on market $253,400 Active 122 DOM
14. 2026-05-30
    days on market $253,400 Active 121 DOM
15. 2026-05-01
    price $253,400 502-char remark

    Show marketing remark (502 chars)

    The New two- story Blakely Plan townhome in master planned St Clair Place w/easy commute to Downtown Huntsville. This 3-bedroom 3 bath two-story home provides low-maintenance living with plenty of room to grow. Upon entry is a cohesive open layout, showcasing a well-equipped kitchen that overlooks the dining room and Great Room with porch access in an excellent set-up for seamless living and entertaining. Future community pool/clubhouse. USDA eligible. Photos of a similar model. Finishes may vary.

16. 2026-01-29
    listed $250,900 Active 502-char remark

    Show marketing remark (502 chars)

    The New two- story Blakely Plan townhome in master planned St Clair Place w/easy commute to Downtown Huntsville. This 3-bedroom 3 bath two-story home provides low-maintenance living with plenty of room to grow. Upon entry is a cohesive open layout, showcasing a well-equipped kitchen that overlooks the dining room and Great Room with porch access in an excellent set-up for seamless living and entertaining. Future community pool/clubhouse. USDA eligible. Photos of a similar model. Finishes may vary.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,427
• − Mortgage interest: −$14,194
• − Property taxes: −$3,801
• − Insurance: −$1,267
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$1,500
• − Depreciation: −$7,372
• Taxable loss: −$10,135
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-3,154/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: 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

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 · 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

+1.0% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $253,400 VMLS
• 2026-01-29 Listed $250,900 VMLS