2105 Greenwood Pl #8 · Huntsville, AL 35802

$114,000

2 bd · 2.0 ba · 1,136 sqft · Condo · 202 Days on market

Built 1982 Average condition $100/sqft · 36% below area Est $178k · 36% under $438/mo HOA · 34% 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
• 1% rule +6.2/10.0
• Cash flow +6.1/30.0
• Livability +4.1/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Selling willing to pay for 3 months of HOA w/ accepted contract. Just received both bathroom & laundry subfloors and LVP. Cute (does need cosmetic updating) 2 bedroom, 2 bath Condo in the Best Location! All major items are done, just needs new carpet and Paint.! New Electrical Panel - 2025, New Roof - 2024, HVAC-2023m Vinyl Windows. Refrigerator Remains. ** New pics of bath/laundry coming Tuesday. Great neighborhood for making friends, walking dogs. Can walk to strip mall to Rosie's Mexican Cantina, retail stores, wine bar. 5 minutes to RSA Gate 1 (Martin Rd) Kroger-5 min. Chaffee school-4 min.Church-5 min. Hays Farm Stores & Restaurants -10 min.

Key facts

• Hvac
• Walk to strip mall
• Water heater

Tags

• NEW ELECTRICAL PANEL
• NEW ROOF
• HVAC
• WATER HEATER
• WALK TO STRIP MALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $114k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-214 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $83k (27.1% below list).
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $83k (27.1% below list) — sets the bar for cash-flow.

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: Roger B Chaffee Elementary School (math 37% / reading 52%, grade F, #171 of 627 statewide, top 31%, 399 students, 50% FRL); Virgil Grissom High School (math 34% / reading 40%, grade F, #39 of 305 statewide, top 13%, 1,974 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 228 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $788 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.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 3 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

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,098 (27.1% 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 202 days. Have you received any prior offers? Is the seller open to a 27% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 4.04%
• Cash-on-cash: -8.03%
• DSCR: 0.64
• GRM: 7.4

CMA / ARV

• ARV (median comp): $178,324
• List price: $114,000
• Delta: -36.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -27.9%
• Equity multiple: 0.05×
• Total profit: $-30,378
• Equity at exit: $16,998

10-year hold

• IRR: -20.1%
• Equity multiple: -0.16×
• Total profit: $-36,892
• Equity at exit: $9,857

Cash invested: $31,920 (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 35802

• Home prices YoY: -30.7%
• Rents YoY: 4.1%
• Active inventory: 228
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,281 high
• Mortgage (P&I): −$598
• Tax est. 1.5%: −$142 /mo · $1,710/yr
• Insurance: −$48
• HOA: −$438
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-214

Break-even live

Break-even rent $1,552

Max offer price $83,098

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-174	+0% $-214	+5% $-253	+10% $-292
Rent	-10% $-315	-5% $-264	+0% $-214	+5% $-163	+10% $-112
Rate	-1.0pp $-156	-0.5pp $-185	base $-214	+0.5pp $-243	+1.0pp $-273

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Reaches Pl SW Unit D Huntsville, AL	2.0	2.5	1088	$1,250	$1.15	25d	1	0.03mi
2005 Reaches Pl SW Unit 2005 Huntsville, AL	2.0	3.0	1088	$1,850	$1.70	15d	1	0.05mi
2048 Woodlawn Dr SW Unit 2048 Huntsville, AL	2.0	2.0	1136	$1,200	$1.06	45d	1	0.09mi
8003 Benaroya Ln SW Huntsville, AL	1.0–2.0	1.0–2.0	800	$1,148	$1.44	15d	28	0.16mi
2136 Belle Grove Dr SW Unit 2136 Huntsville, AL	1.0	1.0	787	$1,000	$1.27	22d	1	0.18mi
3016 Live Oak Ln SW Unit na Huntsville, AL	2.0	1.5	1030	$995	$0.97	45d	1	0.20mi
7602 Holland Dr SW Huntsville, AL	3.0	2.0	1295	$1,700	$1.31	45d	1	0.28mi
4100 Memorial Pkwy SW Huntsville, AL	1.0–2.0	1.0–1.5	1050	$1,028	$0.98	25d	26	0.39mi
7705 Holland Dr SW Huntsville, AL	3.0	1.5	1500	$1,395	$0.93	25d	1	0.49mi
4026 Hunters Ridge Dr SW Unit 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	45d	1	0.69mi
4029 Hunters Ridge Dr SW Unit 7 Huntsville, AL	2.0	1.0	750	$825	$1.10	45d	1	0.71mi
4117 Hunters Ridge Dr SW Unit 11 Huntsville, AL	2.0	1.0	750	$825	$1.10	15d	1	0.75mi
8050 Lenox Ln SW Huntsville, AL	2.0	1.0	878	$1,250	$1.42	15d	1	0.79mi
8142 Oldfield Rd SW Unit 3 Huntsville, AL	2.0	2.0	1000	$1,400	$1.40	45d	1	0.85mi
3929 Highridge Dr SW Unit A Huntsville, AL	2.0	1.0	833	$875	$1.05	45d	1	0.86mi
3929 Highridge Dr SW Unit D Huntsville, AL	2.0	1.0	781	$825	$1.06	45d	1	0.86mi
2225 Golf Rd SW Unit 101-1 Huntsville, AL	2.0	1.5	1080	$1,500	$1.39	45d	1	0.93mi
2225 Golf Rd SW Huntsville, AL	1.0–2.0	1.0–2.0	744	$1,100	$1.48	25d	2	0.96mi
704 Graycroft Dr SW Huntsville, AL	3.0	1.0	1162	$1,500	$1.29	45d	1	1.00mi
201 Queensbury Dr SW Huntsville, AL	1.0–3.0	1.0–2.5	1171	$1,199	$1.02	15d	15	1.46mi

HOA detail condo

• Monthly dues: $438 · $5,256/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-22
   days on market $114,000 Active 202 DOM
2. 2026-06-18
   days on market $114,000 Active 199 DOM
3. 2026-06-17
   days on market $114,000 Active 198 DOM
4. 2026-06-16
   days on market $114,000 Active 197 DOM
5. 2026-06-15
   days on market $114,000 Active 196 DOM
6. 2026-06-14
   days on market $114,000 Active 194 DOM
7. 2026-06-10
   days on market $114,000 Active 191 DOM
8. 2026-06-09
   days on market $114,000 Active 190 DOM
9. 2026-06-08
   days on market $114,000 Active 189 DOM
10. 2026-06-07
    pricedays on market $114,000 Active 188 DOM
11. 2026-06-03
    days on market $121,000 Active 184 DOM
12. 2026-06-02
    days on market $121,000 Active 183 DOM
13. 2026-06-01
    days on market $121,000 Active 182 DOM
14. 2026-05-31
    days on market $121,000 Active 181 DOM
15. 2026-05-30
    days on market $121,000 Active 180 DOM
16. 2026-02-22
    status Active 664-char remark

    Show marketing remark (664 chars)

    Selling willing to pay for 3 months of HOA w/ accepted contract. Just received both bathroom & laundry subfloors and LVP. Cute (does need cosmetic updating) 2 bedroom, 2 bath Condo in the Best Location! All major items are done, just needs new carpet and Paint.! New Electrical Panel - 2025, New Roof - 2024, HVAC-2023m Vinyl Windows. Refrigerator Remains. ** New pics of bath/laundry coming Tuesday. Great neighborhood for making friends, walking dogs. Can walk to strip mall to Rosie's Mexican Cantina, retail stores, wine bar. 5 minutes to RSA Gate 1 (Martin Rd) Kroger-5 min. Chaffee school-4 min.Church-5 min. Hays Farm Stores & Restaurants -10 min.

17. 2026-02-22
    price $121,000 664-char remark

    Show marketing remark (664 chars)

    Selling willing to pay for 3 months of HOA w/ accepted contract. Just received both bathroom & laundry subfloors and LVP. Cute (does need cosmetic updating) 2 bedroom, 2 bath Condo in the Best Location! All major items are done, just needs new carpet and Paint.! New Electrical Panel - 2025, New Roof - 2024, HVAC-2023m Vinyl Windows. Refrigerator Remains. ** New pics of bath/laundry coming Tuesday. Great neighborhood for making friends, walking dogs. Can walk to strip mall to Rosie's Mexican Cantina, retail stores, wine bar. 5 minutes to RSA Gate 1 (Martin Rd) Kroger-5 min. Chaffee school-4 min.Church-5 min. Hays Farm Stores & Restaurants -10 min.

18. 2026-02-03
    historical 664-char remark

    Show marketing remark (664 chars)

    Selling willing to pay for 3 months of HOA w/ accepted contract. Just received both bathroom & laundry subfloors and LVP. Cute (does need cosmetic updating) 2 bedroom, 2 bath Condo in the Best Location! All major items are done, just needs new carpet and Paint.! New Electrical Panel - 2025, New Roof - 2024, HVAC-2023m Vinyl Windows. Refrigerator Remains. ** New pics of bath/laundry coming Tuesday. Great neighborhood for making friends, walking dogs. Can walk to strip mall to Rosie's Mexican Cantina, retail stores, wine bar. 5 minutes to RSA Gate 1 (Martin Rd) Kroger-5 min. Chaffee school-4 min.Church-5 min. Hays Farm Stores & Restaurants -10 min.

19. 2026-02-01
    status Active 664-char remark

    Show marketing remark (664 chars)

    Selling willing to pay for 3 months of HOA w/ accepted contract. Just received both bathroom & laundry subfloors and LVP. Cute (does need cosmetic updating) 2 bedroom, 2 bath Condo in the Best Location! All major items are done, just needs new carpet and Paint.! New Electrical Panel - 2025, New Roof - 2024, HVAC-2023m Vinyl Windows. Refrigerator Remains. ** New pics of bath/laundry coming Tuesday. Great neighborhood for making friends, walking dogs. Can walk to strip mall to Rosie's Mexican Cantina, retail stores, wine bar. 5 minutes to RSA Gate 1 (Martin Rd) Kroger-5 min. Chaffee school-4 min.Church-5 min. Hays Farm Stores & Restaurants -10 min.

20. 2026-01-03
    historical 664-char remark

    Show marketing remark (664 chars)

    Selling willing to pay for 3 months of HOA w/ accepted contract. Just received both bathroom & laundry subfloors and LVP. Cute (does need cosmetic updating) 2 bedroom, 2 bath Condo in the Best Location! All major items are done, just needs new carpet and Paint.! New Electrical Panel - 2025, New Roof - 2024, HVAC-2023m Vinyl Windows. Refrigerator Remains. ** New pics of bath/laundry coming Tuesday. Great neighborhood for making friends, walking dogs. Can walk to strip mall to Rosie's Mexican Cantina, retail stores, wine bar. 5 minutes to RSA Gate 1 (Martin Rd) Kroger-5 min. Chaffee school-4 min.Church-5 min. Hays Farm Stores & Restaurants -10 min.

21. 2025-10-16
    listed $119,000 Active 664-char remark

    Show marketing remark (664 chars)

    Selling willing to pay for 3 months of HOA w/ accepted contract. Just received both bathroom & laundry subfloors and LVP. Cute (does need cosmetic updating) 2 bedroom, 2 bath Condo in the Best Location! All major items are done, just needs new carpet and Paint.! New Electrical Panel - 2025, New Roof - 2024, HVAC-2023m Vinyl Windows. Refrigerator Remains. ** New pics of bath/laundry coming Tuesday. Great neighborhood for making friends, walking dogs. Can walk to strip mall to Rosie's Mexican Cantina, retail stores, wine bar. 5 minutes to RSA Gate 1 (Martin Rd) Kroger-5 min. Chaffee school-4 min.Church-5 min. Hays Farm Stores & Restaurants -10 min.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $15,376
• − Mortgage interest: −$6,386
• − Property taxes: −$1,710
• − Insurance: −$570
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − HOA: −$5,256
• − Depreciation: −$3,316
• Taxable loss: −$4,322
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $-1,525/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 · 12 photos

Average 55/100 Cosmetic rehab

This two-bedroom, two-bathroom condo is in average condition with cosmetic updates needed. It's located in a great neighborhood with easy access to amenities and schools.

Repairs flagged

• Minor carpet — visible wear and tear
• Minor paint — some peeling and chipping

Value-add opportunities

• Both paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both carpet — New carpet can enhance comfort and add value
• Both landscaping — Well-maintained landscaping can increase curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
carpet · visible wear and tear	Minor	$500–3,000
paint · some peeling and chipping	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both carpet — New carpet can enhance comfort and add value ↑
• Both landscaping — Well-maintained landscaping can increase curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,858
• Household income: $76,324
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1122.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -169.74%
• Current HPI: 382.3827
• Rent YoY: ▲ 4.08%
• 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

+1.7% since first listed

6 events — show timeline

• 2026-02-22 Relisted — VMLS
• 2026-02-22 Price Changed $121,000 VMLS
• 2026-02-03 Delisted — VMLS
• 2026-02-01 Relisted — VMLS
• 2026-01-03 Delisted — VMLS
• 2025-10-16 Listed $119,000 VMLS