2225 Golf Rd #201 · Huntsville, AL 35802

$104,900

2 bd · 1.5 ba · 1,058 sqft · Condo · 56 Days on market

Built 1982 Good condition $99/sqft · 6% below area Est $111k · 6% under $300/mo HOA · 26% of rent ↓ 13% since listing

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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 +10.1/15.0
• Cash flow +7.6/30.0
• 1% rule +5.8/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

$5000 Homebuyer Grant Potentially Available for Owner Occupants With Preferred Lender! Welcome Home To This Recently Updated 2 Bedroom 2 Bath Townhouse Style Condo in Sutton Place. Recent Updates Include Laminate Floors in Living Room, Fresh Paint and New Carpet in BedroomsTwo Spacious Bedrooms on 2nd Level and Full Bath. Private Outdoor Patio. Convenient Location to Shopping and Dining . Whitesburg and Grissom School Zone. Exterior Building Maintenance Covered by Condo Assn. Pool and Clubhouse. Great Turn-Key Investor Potential With Desirable Units Leasing Quickly. . Seller Has Additional Units for Sale, See Bulk Listing Under Multi-Family MLS: #219083

Key facts

• Pool and clubhouse
• Laminate floors
• $300 HOA

Tags

• LAMINATE FLOORS
• PRIVATE OUTDOOR PATIO
• POOL AND CLUBHOUSE
• TURN-KEY INVESTOR POTENTIAL

Property features AI

Finance

• Other: Subdivision: Sutton Place
• HOA & community: Homeowners association with clubhouse, pool, and common grounds; Monthly association fee of $300; HOA covers grounds maintenance, insurance, trash, pest control, termite contract, and water

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Two levels; Built in 1982
• Construction: Slab foundation
• Exterior features: Private pool; Patio

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Patio

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $87k (17.5% below list).
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $87k (17.5% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Whitesburg Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 334 students, 37% FRL); Whitesburg Middle School (math 12% / reading 40%, grade F, #155 of 257 statewide, top 61%, 539 students, 48% 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 43% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 227 active listings in the ZIP; 22 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).
• This rent is only 18% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 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 56 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,566 (17.5% 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 56 days. Have you received any prior offers? Is the seller open to a 17% 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. 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 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: 1.08% ✓
• Cap rate: 4.84%
• Cash-on-cash: -5.18%
• DSCR: 0.77
• GRM: 7.7

CMA / ARV

• ARV (median comp): $111,242
• List price: $104,900
• Delta: -5.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.1%
• Equity multiple: 0.20×
• Total profit: $-23,618
• Equity at exit: $15,641

10-year hold

• IRR: -13.6%
• Equity multiple: 0.15×
• Total profit: $-24,900
• Equity at exit: $9,070

Cash invested: $29,372 (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: 227
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$300
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-127

Break-even live

Break-even rent $1,297

Max offer price $86,566

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-90	+0% $-127	+5% $-163	+10% $-199
Rent	-10% $-217	-5% $-172	+0% $-127	+5% $-82	+10% $-37
Rate	-1.0pp $-74	-0.5pp $-100	base $-127	+0.5pp $-154	+1.0pp $-182

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3929 Highridge Dr SW Unit D Huntsville, AL	2.0	1.0	781	$825	$1.06	44d	1	0.04mi
3929 Highridge Dr SW Unit A Huntsville, AL	2.0	1.0	833	$875	$1.05	44d	1	0.04mi
2225 Golf Rd SW Unit 101-1 Huntsville, AL	2.0	1.5	1080	$1,500	$1.39	44d	1	0.10mi
2225 Golf Rd SW Huntsville, AL	1.0–2.0	1.0–2.0	744	$1,100	$1.48	24d	2	0.10mi
4117 Hunters Ridge Dr SW Unit 11 Huntsville, AL	2.0	1.0	750	$825	$1.10	14d	1	0.21mi
4029 Hunters Ridge Dr SW Unit 7 Huntsville, AL	2.0	1.0	750	$825	$1.10	44d	1	0.26mi
4026 Hunters Ridge Dr SW Unit 3 Huntsville, AL	2.0	1.0	750	$825	$1.10	44d	1	0.29mi
704 Graycroft Dr SW Huntsville, AL	3.0	1.0	1162	$1,500	$1.29	44d	1	0.41mi
4100 Memorial Pkwy SW Huntsville, AL	1.0–2.0	1.0–1.5	1050	$1,028	$0.98	24d	26	0.60mi
201 Queensbury Dr SW Huntsville, AL	1.0–3.0	1.0–2.5	1171	$1,199	$1.02	14d	15	0.76mi
2007 Reaches Pl SW Unit D Huntsville, AL	2.0	2.5	1088	$1,250	$1.15	24d	1	0.87mi
2005 Reaches Pl SW Unit 2005 Huntsville, AL	2.0	3.0	1088	$1,850	$1.70	14d	1	0.87mi
8003 Benaroya Ln SW Huntsville, AL	1.0–2.0	1.0–2.0	800	$1,148	$1.44	14d	28	0.91mi
2048 Woodlawn Dr SW Unit 2048 Huntsville, AL	2.0	2.0	1136	$1,200	$1.06	44d	1	0.93mi
2136 Belle Grove Dr SW Unit 2136 Huntsville, AL	1.0	1.0	787	$1,000	$1.27	22d	1	1.00mi
3016 Live Oak Ln SW Unit na Huntsville, AL	2.0	1.5	1030	$995	$0.97	44d	1	1.03mi
7602 Holland Dr SW Huntsville, AL	3.0	2.0	1295	$1,700	$1.31	44d	1	1.13mi
515 Chateau Dr SW Huntsville, AL	1.0–3.0	1.0–2.0	932	$1,099	$1.18	14d	6	1.14mi
4770 Whitesburg Dr Unit 302 Huntsville, AL	2.0	2.0	1260	$1,875	$1.49	44d	1	1.31mi
7705 Holland Dr SW Huntsville, AL	3.0	1.5	1500	$1,395	$0.93	24d	1	1.32mi
4401 Spartacus Dr SW Huntsville, AL	1.0–2.0	1.0–2.5	905	$1,275	$1.41	22d	1	1.35mi
4041 Knight Rd SW Apt B7 Huntsville, AL	2.0	1.0	774	$835	$1.08	44d	1	1.45mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $104,900 Active 56 DOM
2. 2026-06-17
   days on market $104,900 Active 55 DOM
3. 2026-06-16
   days on market $104,900 Active 54 DOM
4. 2026-06-15
   days on market $104,900 Active 53 DOM
5. 2026-06-14
   pricedays on market $104,900 Active 51 DOM
6. 2026-06-10
   days on market $119,900 Active 48 DOM
7. 2026-06-09
   days on market $119,900 Active 47 DOM
8. 2026-06-08
   days on market $119,900 Active 46 DOM
9. 2026-06-07
   days on market $119,900 Active 45 DOM
10. 2026-06-03
    days on market $119,900 Active 41 DOM
11. 2026-06-02
    days on market $119,900 Active 40 DOM
12. 2026-06-01
    days on market $119,900 Active 39 DOM
13. 2026-05-31
    days on market $119,900 Active 38 DOM
14. 2026-05-30
    days on market $119,900 Active 37 DOM
15. 2026-04-23
    listed $119,900 Active 663-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $13,644
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − HOA: −$3,600
• − Depreciation: −$3,052
• Taxable loss: −$3,165
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $-761/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

Good 80/100 Cosmetic rehab

This recently updated 2-bedroom 2-bath townhouse-style condo is in good condition with fresh paint and new carpet. It offers a good return on investment with desirable units leasing quickly.

Repairs flagged

• Minor bathroom sink and vanity — Older style and needs updating for a fresh look.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and resale value.
• Both Replace old sink and vanity in bathroom — Improves functionality and aesthetics, attracting more buyers/renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
bathroom sink and vanity · Older style and needs updating for a fresh look.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and resale value. ↑
• Both Replace old sink and vanity in bathroom — Improves functionality and aesthetics, attracting more buyers/renters. ↑

ⓘ 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

-12.5% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $104,900 VMLS
• 2026-04-23 Listed $119,900 VMLS