119 Shoalford Dr · Huntsville, AL 35806

$253,000

3 bd · 1.0 ba · 2,232 sqft · SingleFamily public records · 15 Days on market

Built 1989 0.50 ac lot Est $353k · 28% under

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Why this score? — see what drove the C 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 +13.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Better than new home in one of Huntsville's most convenient neighborhoods! This 3 bedroom 2 bath rancher is on a quiet street and has been thoughtfully updated over the past few years. The large master suite has an office space (perfect for working from home!), oversized bathroom, walk-in closet and sliding glass door that leads to the patio. The quaint bonus room upstairs is a perfect place for a second private office, 4th bedroom, media room, play room or artist studio. The true beauty of this home is when you step into the park like backyard! New HVAC & exterior paint, hot water heater 5 years old, windows and roof 8-10 years. Welcome Home!

Key facts

• Office space
• Oversized deck
• Fenced yard

Tags

• PRIMARY BEDROOM SUITE
• OFFICE SPACE
• SLIDING GLASS DOOR
• OVERSIZED DECK
• FENCED YARD
• UPSTAIRS BONUS ROOM

Property features AI

Finance

• Other: Subdivision: Stix
• HOA & community: No homeowners association

Exterior

• Parking: Attached two-car garage facing front
• Utilities: Septic tank sewer
• Home design: Single-family residence; One story; Built in 1989; Not new construction
• Construction: Slab foundation
• Exterior features: Treed lot; Detached building; Deck; Front porch; Public water

Interior

• Kitchen: Range; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling; Window cooling
• Interior features: 7 total rooms; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $253k.

Deal economics

• At list price, monthly cash flow is $15 ($181/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (24.0% below list).
• Recommended offer: $192k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Huntsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Legacy Elementary School (math 27% / reading 62%, grade F, #171 of 627 statewide, top 31%, 631 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); 213 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.6% rent growth), your $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,252 (24.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.76% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $352,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Legacy Park Dr	0.28mi	4/2.0 (+1)	2,078 (-7%)	0mo	$400,000	$192	66
117 Huston Ct	0.37mi	3/2.5	2,395 (+7%)	17mo	$354,000	$148	50
107 Legacy Pointe Cir	0.65mi	3/2.0	2,210 (-1%)	19mo	$330,000	$149	48
360 Jasmine Dr	0.48mi	3/2.5	2,416 (+8%)	11mo	$292,000	$121	48
136 Tindall Dr	0.33mi	4/2.5 (+1)	2,398 (+7%)	17mo	$349,900	$146	47
103 Kinsman Cir	0.44mi	4/2.0 (+1)	2,546 (+14%)	1mo	$437,500	$172	47
113 Crown Oak Ln NW	0.64mi	4/2.0 (+1)	2,203 (-1%)	15mo	$347,900	$158	46
101 Angela Rd	0.71mi	3/4.0	2,277 (+2%)	11mo	$335,000	$147	42
259 Mount Zion Rd	0.45mi	3/2.0	1,960 (-12%)	18mo	$305,000	$156	40
2014 Blake Bottom Rd	0.59mi	3/2.5	2,444 (+10%)	17mo	$400,000	$164	37
204 Pearle Wood Ct	0.57mi	4/2.5 (+1)	2,477 (+11%)	20mo	$412,000	$166	27
110 Misty Hollow Way	0.63mi	4/2.5 (+1)	2,564 (+15%)	16mo	$465,000	$181	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 24.3%
• Equity multiple: 2.95×
• Total profit: $137,802
• Equity at exit: $227,922

10-year hold

• IRR: 21.4%
• Equity multiple: 6.69×
• Total profit: $403,156
• Equity at exit: $491,523

Cash invested: $70,840 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$72 /mo · $858/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $15

Break-even live

Break-even rent $1,903

Max offer price $253,000

Occupancy floor 94%

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Pumprock Dr Huntsville, AL	3.0	2.0	1917	$2,175	$1.13	44d	1	0.20mi
351 Lofton Rd NW Huntsville, AL	4.0	2.5	2186	$2,315	$1.06	14d	1	1.08mi
177 Sagebrook Dr Madison, AL	3.0	3.0	1826	$1,695	$0.93	44d	1	1.20mi
202 Sagebrook Dr Madison, AL	4.0	2.0	2099	$1,750	$0.83	44d	1	1.26mi
182 Forestbrook Dr Madison, AL	3.0	2.5	2316	$1,800	$0.78	23d	1	1.26mi
409 Summer Cove Cir NW Madison, AL	3.0	2.0	1500	$1,795	$1.20	44d	1	1.31mi
106 Crab Orchard Dr Madison, AL	4.0	2.0	1675	$1,750	$1.04	44d	1	1.43mi

Listing history 10 events

1. 2026-06-18
   days on market $253,000 Active 15 DOM
2. 2026-06-17
   days on market $253,000 Active 14 DOM
3. 2026-06-16
   days on market $253,000 Active 13 DOM
4. 2026-06-15
   days on market $253,000 Active 12 DOM
5. 2026-06-14
   days on market $253,000 Active 10 DOM
6. 2026-06-10
   days on market $253,000 Active 7 DOM
7. 2026-06-09
   days on market $253,000 Active 6 DOM
8. 2026-06-08
   days on market $253,000 Active 5 DOM
9. 2026-06-07
   remarks 602-char remark
10. 2026-06-07
    listed $253,000 Active 4 DOM

ⓘ 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: $858 · $72/mo
• Projected year-2 tax: $1,037 · $86/mo
• Expected delta: +$179/yr (+$15/mo · 20.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $23,070
• − Mortgage interest: −$14,172
• − Property taxes: −$858
• − Insurance: −$1,265
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − Depreciation: −$7,360
• Taxable loss: −$4,276
• Est. tax savings @ 24.0%: +$1,026
• After-tax cash flow: $1,207/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

+1.2% since first listed

6 events — show timeline

• 2026-06-03 Listed $253,000 VMLS
• 2021-02-11 Sold (Public Records) $255,000 Public Records
• 2021-02-05 Sold (MLS) $255,000 VMLS
• 2020-12-14 Price Changed $255,000 VMLS
• 2020-12-14 Contingent — VMLS
• 2020-11-16 Listed $250,000 VMLS

Property tax history

+8.0%/yr

Latest (2024): $858 · +3.8% YoY. Source: county tax records.