3604 Princess St NW · Huntsville, AL 35810

$169,000

3 bd · 2.0 ba · 972 sqft · SingleFamily public records · 79 Days on market

Built 1958 0.39 ac lot $174/sqft · 13% above area Est $153k · 10% over

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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).

• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• ARV discount +2.9/15.0
• Schools +2.9/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 2 bath updated home in north Huntsville! this move-in ready property features a great roof, all new plumbing, and a completely remodeled bathroom. great hvac and solid construction make this a perfect option for a first-time homebuyer or rental investment.

Key facts

• Solid construction
• Great hvac
• All new plumbing

Tags

• ALL NEW PLUMBING
• COMPLETELY REMODELED BATHROOM
• GREAT HVAC
• SOLID CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $11 ($132/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 $131k (22.3% below list).
• Recommended offer: $131k (22.3% 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.
• 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 soft (-0.1%/yr); 337 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 79 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $110k; list at $169k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,277 (22.3% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $153,316
• List price: $169,000
• Delta: 10.23%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3610 Princess St	0.05mi	3/2.0	1,117 (+15%)	1mo	$141,000	$126	72
3607 Gay St	0.22mi	3/1.0	936 (-4%)	11mo	$185,000	$198	70
3506 Gay St	0.18mi	2/1.0 (-1)	887 (-9%)	4mo	$68,000	$77	65
3612 Dawnwood Dr	0.18mi	3/1.5	1,072 (+10%)	10mo	$110,000	$103	64
4226 Tee Jay Dr NW	0.57mi	3/1.5	1,025 (+6%)	4mo	$145,000	$141	59
3121 Greenhill Dr NW	0.34mi	3/1.5	1,100 (+13%)	2mo	$184,000	$167	59
4206 Irondale Dr NW	0.45mi	2/1.0 (-1)	1,000 (+3%)	8mo	$127,000	$127	58
2514 Jeri St NW	0.69mi	3/1.5	1,003 (+3%)	10mo	$140,000	$140	52
4227 Keith Dr NW	0.63mi	3/2.0	1,036 (+7%)	10mo	$109,000	$105	52
4209 Eastland Dr NW	0.70mi	3/1.5	1,014 (+4%)	10mo	$173,500	$171	50
4240 Tee Jay Dr	0.65mi	3/1.0	1,015 (+4%)	15mo	$182,500	$180	46
2906 Hester Ln	0.53mi	3/1.0	1,113 (+14%)	2mo	$122,000	$110	45

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.35×
• Total profit: $-30,599
• Equity at exit: $25,198

10-year hold

• IRR: -18.1%
• Equity multiple: 0.14×
• Total profit: $-40,883
• Equity at exit: $14,612

Cash invested: $47,320 (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 35810

• Home prices YoY: -23.5%
• Rents YoY: -0.1%
• Active inventory: 337
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$886
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $11

Break-even live

Break-even rent $1,299

Max offer price $169,000

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3601 Fay St NW Huntsville, AL	2.0	1.0	972	$1,195	$1.23	43d	1	0.13mi
3803 Mastin Lake Rd NW Huntsville, AL	3.0	1.0	1103	$1,295	$1.17	43d	1	0.63mi
3210 Tucker Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	13d	1	0.78mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	23d	1	0.79mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	43d	1	0.85mi
3706 Wilbanks Dr NW Huntsville, AL	3.0	1.0	1000	$1,300	$1.30	43d	1	0.90mi
3210 Caywood Dr NW Huntsville, AL	3.0	1.0	1005	$1,475	$1.47	13d	1	0.91mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,300	$1.27	23d	1	1.02mi
2708 Monticello Dr NW Huntsville, AL	3.0	1.0	1025	$1,350	$1.32	43d	1	1.02mi
2640 Blue Spring Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	944	$1,149	$1.22	43d	3	1.05mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	43d	1	1.09mi
3410 Elizabeth St NW Apt 7 Huntsville, AL	2.0	1.0	800	$799	$1.00	43d	1	1.10mi
3410 Elizabeth St NW Unit 2 Huntsville, AL	2.0	1.0	800	$850	$1.06	43d	1	1.10mi
3410 Elizabeth St NW Unit 5 Huntsville, AL	2.0	1.0	675	$799	$1.18	23d	1	1.10mi
2219 Jonathan Dr NW Apt C Huntsville, AL	2.0	1.5	850	$850	$1.00	43d	1	1.17mi
2728 Clayton Dr NW Unit B Huntsville, AL	2.0	1.0	900	$795	$0.88	43d	1	1.22mi
2721 Clayton Dr NW Huntsville, AL	3.0	1.0	1000	$998	$1.00	43d	1	1.26mi
2711 Clayton Dr NW Huntsville, AL	3.0	1.5	1030	$1,400	$1.36	43d	1	1.27mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	43d	1	1.37mi
2433 Shepherd Dr NW Huntsville, AL	3.0	1.0	864	$1,300	$1.50	43d	1	1.41mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	13d	1	1.43mi
3100 Gayhart Dr NW Huntsville, AL	3.0	1.0	1050	$1,298	$1.24	43d	1	1.45mi
2212 Old Blue Spring Rd NW Unit A Huntsville, AL	2.0	1.0	970	$970	$1.00	23d	1	1.49mi
2212 Old Blue Spring Rd NW Unit B Huntsville, AL	2.0	1.0	759	$870	$1.15	23d	1	1.49mi

Listing history 14 events

1. 2026-06-09
   days on market $169,000 Active 79 DOM
2. 2026-06-08
   days on market $169,000 Active 78 DOM
3. 2026-06-07
   days on market $169,000 Active 77 DOM
4. 2026-06-03
   days on market $169,000 Active 73 DOM
5. 2026-06-02
   days on market $169,000 Active 72 DOM
6. 2026-06-01
   days on market $169,000 Active 71 DOM
7. 2026-05-31
   days on market $169,000 Active 70 DOM
8. 2026-05-30
   days on market $169,000 Active 69 DOM
9. 2026-04-28
   status Active 263-char remark

   Show marketing remark (263 chars)

   3 bed 2 bath updated home in north Huntsville! this move-in ready property features a great roof, all new plumbing, and a completely remodeled bathroom. great hvac and solid construction make this a perfect option for a first-time homebuyer or rental investment.

10. 2026-04-28
    price $169,000 263-char remark

    Show marketing remark (263 chars)

    3 bed 2 bath updated home in north Huntsville! this move-in ready property features a great roof, all new plumbing, and a completely remodeled bathroom. great hvac and solid construction make this a perfect option for a first-time homebuyer or rental investment.

11. 2026-03-23
    price $169,499 263-char remark

    Show marketing remark (263 chars)

    3 bed 2 bath updated home in north Huntsville! this move-in ready property features a great roof, all new plumbing, and a completely remodeled bathroom. great hvac and solid construction make this a perfect option for a first-time homebuyer or rental investment.

12. 2026-03-14
    listed $174,900 Active 263-char remark

    Show marketing remark (263 chars)

    3 bed 2 bath updated home in north Huntsville! this move-in ready property features a great roof, all new plumbing, and a completely remodeled bathroom. great hvac and solid construction make this a perfect option for a first-time homebuyer or rental investment.

13. 2026-02-10
    soldstatus $110,000
14. 2006-02-28
    soldstatus $43,000

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $833 · $69/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,753
• − Mortgage interest: −$9,467
• − Property taxes: −$833
• − Insurance: −$845
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,916
• Taxable loss: −$2,828
• Est. tax savings @ 24.0%: +$679
• After-tax cash flow: $811/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): 32,843
• Household income: $51,233
• Rent vs Own: 36.6% rent · 63.4% own
• Severe rent burden: 1223.0

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 Black (69%)
• Race & ethnicity: Black 69% White 18% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2% Dominican 2%
• Common ancestry: Italian 2% Lithuanian 0%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -61.00%
• Current HPI: 198.9629
• Rent YoY: ▬ -0.05%
• 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

+293.0% since first listed

6 events — show timeline

• 2026-04-28 Relisted — VMLS
• 2026-04-28 Price Changed $169,000 VMLS
• 2026-03-23 Price Changed $169,499 VMLS
• 2026-03-14 Listed $174,900 VMLS
• 2026-02-10 Sold (Public Records) $110,000 Public Records
• 2006-02-28 Sold (Public Records) $43,000 Public Records

Property tax history

+3.8%/yr

Latest (2024): $833 · +2.3% YoY. Source: county tax records.