2105 Greenwood Pl #8 · Huntsville, AL 35802

$107,920

2 bd · 2.0 ba · 1,136 sqft · Condo · 334 Days on market

Built 1982 Average condition $95/sqft · 38% below area Est $175k · 38% under $438/mo HOA · 37% 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 +5.9/10.0
• Cash flow +4.9/30.0
• Livability +4.1/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• Condition / age +2.8/5.0
• DSCR +0.0/10.0
• 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 $108k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $71k (34.4% below list).
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $71k (34.4% 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); 365 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $746 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 334 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 37% 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 $70,782 (34.4% 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 334 days. Have you received any prior offers? Is the seller open to a 34% 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: 1.09% ✓
• Cap rate: 3.44%
• Cash-on-cash: -10.19%
• DSCR: 0.55
• GRM: 7.7

CMA / ARV

• ARV (median comp): $174,575
• List price: $107,920
• Delta: -38.18%
• 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
8151 Oldfield Rd SW #2	0.90mi	2/2.0	1,124 (-1%)	1mo	$171,000	$152	62
4002 Belle Grove Dr #4002	0.19mi	2/2.5	1,300 (+14%)	4mo	$150,000	$115	62
2225 Golf Rd #117	0.91mi	2/1.5	1,100 (-3%)	4mo	$95,000	$86	54
2225 Golf Rd SW #417	0.91mi	2/1.5	1,088 (-4%)	5mo	$100,000	$92	52
2225 Golf Rd SW #509	0.91mi	2/2.0	1,046 (-8%)	0mo	$115,000	$110	52
2225 Golf Rd #106	0.91mi	2/1.5	1,058 (-7%)	4mo	$77,000	$73	48
2225 Golf Rd #301	0.87mi	2/1.5	1,058 (-7%)	4mo	$77,000	$73	48
2110 Colony Dr SW #210	0.81mi	3/1.5 (+1)	1,206 (+6%)	2mo	$129,900	$108	46
509 Sanders Rd SW	0.76mi	3/2.0 (+1)	1,250 (+10%)	2mo	$272,000	$218	41
2107 Colony Dr SW #2107	0.77mi	2/1.0	996 (-12%)	4mo	$65,000	$65	37
2106 Colony Dr SW	0.82mi	2/1.0	966 (-15%)	4mo	$60,000	$62	32
524 Graycroft Dr	1.05mi	3/2.0 (+1)	1,345 (+18%)	3mo	$282,000	$210	32

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -32.0%
• Equity multiple: -0.07×
• Total profit: $-32,258
• Equity at exit: $16,091

10-year hold

• IRR: -27.1%
• Equity multiple: -0.41×
• Total profit: $-42,566
• Equity at exit: $9,331

Cash invested: $30,218 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

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

ZIP-level market 35802

• Home prices YoY: -30.7%
• Rents YoY: 4.1%
• Active inventory: 365
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,619/yr
• Insurance: −$45
• HOA: −$438
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-257

Break-even live

Break-even rent $1,498

Max offer price $70,782

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-219	+0% $-257	+5% $-294	+10% $-331
Rent	-10% $-349	-5% $-303	+0% $-257	+5% $-210	+10% $-164
Rate	-1.0pp $-202	-0.5pp $-229	base $-257	+0.5pp $-285	+1.0pp $-313

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: $26,980
• Closing costs: $3,238
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2090 Greenwood Pl SW Huntsville, AL	1.0	1.0	787	$1,075	$1.37	10d	1	0.03mi
2007 Reaches Pl SW Unit D Huntsville, AL	2.0	2.5	1088	$1,250	$1.15	164d	1	0.03mi
2083 Woodlawn Dr SW #2083 Huntsville, AL	1.0	1.0	752	$850	$1.13	51d	1	0.04mi
2005 Reaches Pl SW Unit 2005 Huntsville, AL	2.0	3.0	1088	$1,850	$1.70	154d	1	0.05mi
2065 Woodlawn Dr SW #2065 Huntsville, AL	2.0	2.0	1155	$1,050	$0.91	2d	1	0.07mi
2003 Reaches Pl SW Unit B Huntsville, AL	2.0	2.5	1100	$1,350	$1.23	51d	1	0.07mi
2008 Woodlawn Dr SW Unit 2008 Huntsville, AL	1.0	1.0	900	$949	$1.05	51d	1	0.08mi
2048 Woodlawn Dr SW Unit 2048 Huntsville, AL	2.0	2.0	1136	$1,200	$1.06	184d	1	0.09mi
8003 Benaroya Ln SW Huntsville, AL	1.0	1.0	625	$904	$1.45	0d	16	0.12mi
2132 Belle Grove Dr SW Huntsville, AL	1.0	1.0	790	$999	$1.26	10d	1	0.15mi
2136 Belle Grove Dr SW Unit 2136 Huntsville, AL	1.0	1.0	787	$950	$1.21	51d	1	0.18mi
2136 Belle Grove Dr SW Unit 2136 Huntsville, AL	1.0	1.0	787	$1,000	$1.27	162d	1	0.18mi
3016 Live Oak Ln SW Unit na Huntsville, AL	1.0	1.5	1030	$995	$0.97	10d	1	0.20mi
7602 Holland Dr SW Huntsville, AL	3.0	2.0	1295	$1,700	$1.31	184d	1	0.28mi
4100 Memorial Pkwy SW Huntsville, AL	1.0–2.0	1.0–1.5	1050	$1,028	$0.98	164d	26	0.39mi
7705 Holland Dr SW Huntsville, AL	3.0	1.5	1500	$1,395	$0.93	164d	1	0.49mi
4101 Hunters Ridge Dr SW Apt 12 Huntsville, AL	2.0	1.0	800	$850	$1.06	31d	1	0.64mi
4031 Hunters Ridge Dr SW Unit 4031-3 Huntsville, AL	2.0	1.0	750	$825	$1.10	10d	1	0.69mi
4026 Hunters Ridge Dr SW Unit 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	184d	1	0.69mi
4109 Hunters Ridge Dr SW Apt 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	10d	1	0.70mi
4029 Hunters Ridge Dr SW Unit 7 Huntsville, AL	2.0	1.0	750	$825	$1.10	184d	1	0.71mi
4117 Hunters Ridge Dr SW Unit 11 Huntsville, AL	2.0	1.0	750	$825	$1.10	154d	1	0.75mi
4000 Hunters Ridge Cir SW Unit 8 Huntsville, AL	2.0	1.0	750	$799	$1.07	51d	1	0.77mi
6521 Chadwell Rd SW Huntsville, AL	3.0	1.0	1150	$1,700	$1.48	50d	1	0.78mi
8050 Lenox Ln SW Huntsville, AL	2.0	1.0	878	$1,250	$1.42	154d	1	0.79mi
2021 Highridge Dr SW Huntsville, AL	1.0–2.0	1.0–2.0	915	$1,125	$1.23	0d	3	0.79mi
2021 Highridge Dr SW Huntsville, AL	2.0	1.5	1100	$1,125	$1.02	10d	1	0.79mi
8142 Oldfield Rd SW Unit 6E Huntsville, AL	2.0	2.0	1028	$1,245	$1.21	10d	1	0.83mi
3925 Highridge Dr SW Apt D Huntsville, AL	2.0	1.0	800	$800	$1.00	10d	1	0.85mi
8142 Oldfield Rd SW Unit 3 Huntsville, AL	2.0	2.0	1000	$1,250	$1.25	51d	1	0.85mi
3929 Highridge Dr SW Unit A Huntsville, AL	2.0	1.0	781	$825	$1.06	51d	1	0.86mi
3929 Highridge Dr SW Unit D Huntsville, AL	2.0	1.0	781	$825	$1.06	184d	1	0.86mi
3929 Highridge Dr SW Unit D Huntsville, AL	2.0	1.0	833	$795	$0.95	17d	1	0.86mi
3929 Highridge Dr SW Unit A Huntsville, AL	2.0	1.0	833	$795	$0.95	10d	1	0.86mi
3933 Highridge Dr SW Unit A Huntsville, AL	2.0	2.5	1460	$1,050	$0.72	10d	1	0.87mi
8147 Oldfield Rd SW Unit 1 Huntsville, AL	2.0	2.0	1025	$1,325	$1.29	48d	1	0.87mi
8147 Oldfield Rd SW Unit 1 Huntsville, AL	2.0	2.0	1025	$1,350	$1.32	51d	1	0.87mi
8151 Oldfield Rd SW #2 Huntsville, AL	2.0	2.0	1125	$1,350	$1.20	33d	1	0.88mi
8151 Oldfield Rd SW #3 Huntsville, AL	2.0	2.0	1124	$1,150	$1.02	7d	1	0.88mi
8151 Oldfield Rd SW #3 Huntsville, AL	2.0	2.0	1124	$1,250	$1.11	48d	1	0.88mi

HOA detail $438/mo · $5,256/yr condo

• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-10-31
   days on market $107,920 Active 334 DOM
2. 2026-10-30
   days on market $107,920 Active 333 DOM
3. 2026-10-29
   days on market $107,920 Active 332 DOM
4. 2026-10-28
   days on market $107,920 Active 331 DOM
5. 2026-10-27
   days on market $107,920 Active 330 DOM
6. 2026-10-26
   days on market $107,920 Active 329 DOM
7. 2026-10-26
   days on market $107,920 Active 328 DOM
8. 2026-10-24
   days on market $107,920 Active 327 DOM
9. 2026-10-23
   days on market $107,920 Active 326 DOM
10. 2026-10-22
    days on market $107,920 Active 325 DOM
11. 2026-10-21
    days on market $107,920 Active 324 DOM
12. 2026-10-20
    days on market $107,920 Active 323 DOM
13. 2026-10-19
    days on market $107,920 Active 322 DOM
14. 2026-10-18
    days on market $107,920 Active 321 DOM
15. 2026-10-17
    days on market $107,920 Active 320 DOM
16. 2026-10-16
    days on market $107,920 Active 319 DOM
17. 2026-10-15
    days on market $107,920 Active 318 DOM
18. 2026-10-14
    days on market $107,920 Active 317 DOM
19. 2026-10-13
    days on market $107,920 Active 316 DOM
20. 2026-10-12
    days on market $107,920 Active 315 DOM
21. 2026-10-11
    days on market $107,920 Active 314 DOM
22. 2026-10-10
    days on market $107,920 Active 313 DOM
23. 2026-10-09
    days on market $107,920 Active 312 DOM
24. 2026-10-08
    days on market $107,920 Active 311 DOM
25. 2026-10-07
    days on market $107,920 Active 310 DOM
26. 2026-10-06
    days on market $107,920 Active 309 DOM
27. 2026-10-05
    days on market $107,920 Active 308 DOM
28. 2026-10-04
    days on market $107,920 Active 307 DOM
29. 2026-10-04
    days on market $107,920 Active 306 DOM
30. 2026-10-02
    days on market $107,920 Active 305 DOM
31. 2026-10-01
    days on market $107,920 Active 304 DOM
32. 2026-09-30
    days on market $107,920 Active 303 DOM
33. 2026-09-29
    days on market $107,920 Active 302 DOM
34. 2026-09-28
    days on market $107,920 Active 301 DOM
35. 2026-09-27
    days on market $107,920 Active 300 DOM
36. 2026-09-25
    days on market $107,920 Active 298 DOM
37. 2026-09-24
    days on market $107,920 Active 297 DOM
38. 2026-09-23
    days on market $107,920 Active 296 DOM
39. 2026-09-22
    days on market $107,920 Active 295 DOM
40. 2026-09-21
    days on market $107,920 Active 294 DOM
41. 2026-09-20
    days on market $107,920 Active 293 DOM
42. 2026-09-19
    days on market $107,920 Active 292 DOM
43. 2026-09-18
    days on market $107,920 Active 291 DOM
44. 2026-09-17
    days on market $107,920 Active 290 DOM
45. 2026-09-16
    days on market $107,920 Active 289 DOM
46. 2026-09-15
    days on market $107,920 Active 288 DOM
47. 2026-09-14
    days on market $107,920 Active 287 DOM
48. 2026-09-13
    days on market $107,920 Active 286 DOM
49. 2026-09-12
    days on market $107,920 Active 285 DOM
50. 2026-09-11
    days on market $107,920 Active 284 DOM

ⓘ 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: $14,083
• − Mortgage interest: −$6,045
• − Property taxes: −$1,619
• − Insurance: −$540
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − HOA: −$5,256
• − Depreciation: −$3,139
• Taxable loss: −$4,769
• Est. tax savings @ 24.0%: +$1,145
• After-tax cash flow: $-1,935/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 Est. rehab $5,680–$17,040 screening

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 ↑

ⓘ Rehab cost is a screening estimate — Cosmetic 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 36/100

Zoned Schools

Elementary Roger B Chaffee Elementary School F AL #171/627 Nat'l #16,061/41,679 Middle Whitesburg Middle School F AL #155/257 Nat'l #10,089/14,009 High Virgil Grissom High School F AL #39/305 Nat'l #9,001/17,239

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): 23,858
• Household income: $76,324
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 10% 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 White (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1%

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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: ▼ -169.74%
• Current HPI: 382.3827
• Rent YoY: ▲ 4.08%
• 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

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