4011 Gunnison Ln NW · Huntsville, AL 35810

$205,000

4 bd · 1.0 ba · 1,791 sqft · SingleFamily public records · 122 Days on market

Built 1962 $114/sqft · 9% below area Est $224k · 9% 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).

• Cash flow +17.7/30.0
• ARV discount +11.3/15.0
• DSCR +5.5/10.0
• Livability +4.1/5.0
• 1% rule +3.6/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY NICE AND WELL MAINTAINED 4 BEDROOM 2 BATH TRI-LEVEL. HOME FEATURES LARGE FAMILY ROOM, LIVING ROOM, SCREENED IN PORCH WITH AN ISOLATED MASTER BEDROOM DOWN STAIRS. SELLER IS OFFERING $8000 TOWARDS THE PURCHASE OF A ROOF WITH ACCEPTABLE OFFER PLUS A HOME WARRANTY.

Key facts

• Screened in porch
• Large family room
• Living room

Tags

• LARGE FAMILY ROOM
• LIVING ROOM
• SCREENED IN PORCH
• ISOLATED MASTER BEDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $177k (13.5% below list).
• Recommended offer: $177k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 42% 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 $6k 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 122 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $114k; list at $205k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $177,280 (13.5% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 7.25%
• Cash-on-cash: 3.43%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

• ARV (median comp): $224,061
• List price: $205,000
• Delta: -8.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2532 Brookline Dr	0.21mi	3/2.0 (-1)	1,800 (+0%)	5mo	$232,500	$129	76
3910 Shamrock Dr NW	0.22mi	4/2.0	1,672 (-7%)	4mo	$230,000	$138	71
3911 Sparkman Dr	0.41mi	3/2.0 (-1)	1,812 (+1%)	8mo	$188,000	$104	63
3508 Purdy Dr NW	0.66mi	4/2.0	1,800 (+0%)	3mo	$230,000	$128	62
2416 Redmont Rd NW	0.47mi	4/2.0	1,629 (-9%)	2mo	$135,000	$83	58
2415 Suzanne Ter NW	0.47mi	3/2.0 (-1)	1,718 (-4%)	9mo	$251,000	$146	54
3701 Broadmor Rd NW	0.47mi	3/2.0 (-1)	1,627 (-9%)	1mo	$208,000	$128	53
3202 Rita Ln NW	0.64mi	4/2.5	1,850 (+3%)	12mo	$230,000	$124	48
5016 Lori Cir NW	0.51mi	4/2.0	2,037 (+14%)	4mo	$240,000	$118	46
3308 Barton St	0.66mi	3/2.0 (-1)	1,589 (-11%)	3mo	$135,000	$85	38
3711 Mcewen Dr NW	0.74mi	3/2.0 (-1)	1,894 (+6%)	11mo	$210,000	$111	38
3619 Hester Ln	0.74mi	3/2.0 (-1)	1,589 (-11%)	11mo	$125,000	$79	29

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: -14.0%
• Equity multiple: 0.51×
• Total profit: $-28,058
• Equity at exit: $30,566

10-year hold

• IRR: -10.2%
• Equity multiple: 0.45×
• Total profit: $-31,409
• Equity at exit: $17,725

Cash invested: $57,400 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,773 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $164

Break-even live

Break-even rent $1,565

Max offer price $205,000

Occupancy floor 86%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4700 Sparkman Dr NW Huntsville, AL	3.0	1.5	1554	$1,350	$0.87	23d	1	0.14mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	43d	1	0.29mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	43d	1	0.30mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	43d	1	0.39mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	43d	1	0.47mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	23d	1	0.55mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$2,100	$1.17	23d	1	0.66mi
2113 Wimberly Rd NW Huntsville, AL	5.0	2.5	1790	$1,900	$1.06	13d	1	0.66mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	21d	1	0.68mi
3303 Barton Ave NW Huntsville, AL	3.0	2.0	1750	$1,600	$0.91	43d	1	0.73mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	23d	1	0.74mi
3203 Dyas Dr NW Huntsville, AL	3.0	2.0	1346	$2,100	$1.56	23d	1	0.76mi
3616 Hester Ln NW Huntsville, AL	4.0	2.0	1650	$1,350	$0.82	43d	1	0.81mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	43d	1	0.82mi
3304 Buttrey Dr NW Huntsville, AL	4.0	2.0	1656	$1,681	$1.02	23d	1	0.86mi
4706 Whitehall Dr NW Huntsville, AL	3.0	2.0	1469	$1,550	$1.06	21d	1	0.87mi
2613 Skyline Dr NW Huntsville, AL	4.0	2.0	1572	$1,695	$1.08	23d	1	0.88mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	43d	1	0.90mi
1711 Lydia Dr NW Huntsville, AL	4.0	2.5	2268	$2,000	$0.88	13d	1	0.96mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	23d	1	0.96mi
6008 Ellington Rd NW Huntsville, AL	4.0	2.5	1845	$1,595	$0.86	43d	1	1.06mi
6015 Kimbrell Ln NW Huntsville, AL	4.0	2.5	1958	$2,300	$1.17	43d	1	1.11mi
1801 Carson Ln NW Huntsville, AL	3.0	3.0	1405	$2,000	$1.42	13d	1	1.11mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	43d	1	1.13mi
3606 Crestmore Ave NW Huntsville, AL	4.0	2.0	1275	$1,400	$1.10	21d	1	1.14mi
3503 Crestmore Cir NW Huntsville, AL	3.0	2.0	2115	$1,475	$0.70	13d	1	1.21mi
2712 Garvin Rd NW Huntsville, AL	4.0	2.0	2528	$2,000	$0.79	43d	1	1.23mi
2712 Garvin Rd NW Huntsville, AL	4.0	2.0	2528	$1,975	$0.78	13d	1	1.23mi
2707 Garvin Rd NW Huntsville, AL	4.0	2.0	2284	$1,450	$0.63	23d	1	1.26mi
2502 Hill St NW Huntsville, AL	3.0	1.0	1288	$1,200	$0.93	43d	1	1.32mi

Listing history 17 events

1. 2026-06-18
   days on market $205,000 Active 122 DOM
2. 2026-06-17
   days on market $205,000 Active 121 DOM
3. 2026-06-16
   days on market $205,000 Active 120 DOM
4. 2026-06-15
   days on market $205,000 Active 119 DOM
5. 2026-06-14
   days on market $205,000 Active 117 DOM
6. 2026-06-10
   days on market $205,000 Active 114 DOM
7. 2026-06-09
   days on market $205,000 Active 113 DOM
8. 2026-06-08
   days on market $205,000 Active 112 DOM
9. 2026-06-07
   days on market $205,000 Active 111 DOM
10. 2026-06-03
    days on market $205,000 Active 107 DOM
11. 2026-06-02
    days on market $205,000 Active 106 DOM
12. 2026-06-01
    days on market $205,000 Active 105 DOM
13. 2026-05-31
    days on market $205,000 Active 104 DOM
14. 2026-05-30
    days on market $205,000 Active 103 DOM
15. 2026-03-23
    price $205,000 266-char remark

    Show marketing remark (266 chars)

    VERY NICE AND WELL MAINTAINED 4 BEDROOM 2 BATH TRI-LEVEL. HOME FEATURES LARGE FAMILY ROOM, LIVING ROOM, SCREENED IN PORCH WITH AN ISOLATED MASTER BEDROOM DOWN STAIRS. SELLER IS OFFERING $8000 TOWARDS THE PURCHASE OF A ROOF WITH ACCEPTABLE OFFER PLUS A HOME WARRANTY.

16. 2026-02-16
    listed $220,000 Active 266-char remark

    Show marketing remark (266 chars)

    VERY NICE AND WELL MAINTAINED 4 BEDROOM 2 BATH TRI-LEVEL. HOME FEATURES LARGE FAMILY ROOM, LIVING ROOM, SCREENED IN PORCH WITH AN ISOLATED MASTER BEDROOM DOWN STAIRS. SELLER IS OFFERING $8000 TOWARDS THE PURCHASE OF A ROOF WITH ACCEPTABLE OFFER PLUS A HOME WARRANTY.

17. 2011-11-04
    soldstatus $114,236

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $914 · $76/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 6/10 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: $21,274
• − Mortgage interest: −$11,483
• − Property taxes: −$914
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$5,964
• Taxable loss: −$1,516
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $2,331/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

+79.5% since first listed

3 events — show timeline

• 2026-03-23 Price Changed $205,000 VMLS
• 2026-02-16 Listed $220,000 VMLS
• 2011-11-04 Sold (Public Records) $114,236 Public Records

Property tax history

+10.5%/yr

Latest (2024): $914 · +5.1% YoY. Source: county tax records.