3012 7th Ave SW · Huntsville, AL 35805

$99,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 19 Days on market

Built 1940 7,405 sqft lot Est $163k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +4.1/5.0
• Rent growth +3.0/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

45% ARV Lowe Mill Property. Located in the Heart of Huntsville Less than 1 Mile from Stovehouse, Campus 805 & New Developments the Range & Foundry!

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• Zoned schools: Morris Elementary School (math 5% / reading 31%, grade F, #481 of 627 statewide, top 77%, 515 students, 90% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 70% FRL vs 46% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 34% district-wide (-17 pts) — the specific schools serving this property underperform the Huntsville City average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.8%/yr); 133 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 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 $684 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.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $162,729
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 7th Ave SW	0.00mi	3/1.0	1,132 (+2%)	1mo	$88,000	$78	96
2910 SW 7th Ave	0.10mi	3/1.0	1,125 (+2%)	11mo	$165,000	$147	84
3405 7th Ave SW	0.31mi	2/1.0 (-1)	1,125 (+2%)	8mo	$95,000	$84	71
3503 7th Ave	0.39mi	2/1.0 (-1)	1,149 (+4%)	7mo	$133,100	$116	65
2523 SW Roland Rd	0.56mi	3/1.0	1,085 (-2%)	8mo	$139,000	$128	64
2012 Summer St	0.56mi	3/2.0	1,188 (+7%)	2mo	$142,800	$120	56
702 9th St	0.70mi	3/1.0	1,054 (-5%)	8mo	$175,000	$166	53
3901 Beech Ave SW	0.73mi	3/1.0	1,131 (+2%)	12mo	$175,000	$155	52
3702 8th Ave SW	0.57mi	2/2.0 (-1)	1,169 (+6%)	8mo	$90,000	$77	48
3900 Birch Ave SW	0.74mi	2/1.0 (-1)	1,008 (-9%)	2mo	$179,000	$178	44
3811 8th Ave SW	0.69mi	2/1.0 (-1)	960 (-13%)	3mo	$200,000	$208	38
2706 SW Biscayne St	0.65mi	3/2.0	1,225 (+11%)	13mo	$200,000	$163	37

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.63×
• Total profit: $17,418
• Equity at exit: $14,761

10-year hold

• IRR: 23.6%
• Equity multiple: 2.93×
• Total profit: $53,522
• Equity at exit: $8,560

Cash invested: $27,720 (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 35805

• Home prices YoY: -17.4%
• Rents YoY: 1.8%
• Active inventory: 133
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$519
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $553

Break-even live

Break-even rent $755

Max offer price $99,000

Occupancy floor 57%

Sensitivity live

Price	-10% $609	-5% $581	+0% $553	+5% $525	+10% $497
Rent	-10% $438	-5% $495	+0% $553	+5% $610	+10% $668
Rate	-1.0pp $603	-0.5pp $578	base $553	+0.5pp $527	+1.0pp $501

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 7th Ave SW Unit D Huntsville, AL	2.0	1.0	1000	$950	$0.95	44d	1	0.27mi
2714 9th Ave SW Huntsville, AL	3.0	2.0	1300	$1,500	$1.15	44d	1	0.29mi
2900 4th Ave NW Huntsville, AL	2.0	1.0–2.0	765	$1,804	$2.36	14d	81	0.34mi
2700 9th Ave SW Huntsville, AL	3.0	2.0	1469	$1,495	$1.02	44d	1	0.35mi
2400 1st St SW Huntsville, AL	2.0–3.0	1.5–2.0	1067	$1,300	$1.22	44d	2	0.46mi
2500 9th Ave SW Huntsville, AL	2.0	1.0–2.0	841	$1,623	$1.93	14d	12	0.47mi
3605 6th Ave SW Huntsville, AL	2.0	1.5	1338	$2,000	$1.49	44d	1	0.50mi
3700 Governors Dr SW Huntsville, AL	3.0	1.0–2.0	1547	$2,588	$1.67	14d	58	0.60mi
2999 Woodway Dr SW Huntsville, AL	1.0–2.0	1.0	676	$915	$1.35	14d	1	0.64mi
609 10th St NW Huntsville, AL	4.0	2.0	1140	$1,650	$1.45	24d	1	0.66mi
3801 6th Ave SW Huntsville, AL	2.0	2.0	953	$1,325	$1.39	24d	2	0.67mi
612 Marguerite Dr NW Huntsville, AL	3.0	1.0	1040	$1,400	$1.35	44d	1	0.70mi
2610 Mirabeau Dr Huntsville, AL	2.0	1.0	715	$999	$1.40	21d	13	0.71mi
2321 Bob Wallace Ave SW Huntsville, AL	2.0	1.0	700	$1,350	$1.93	44d	1	0.78mi
3912 Pine Ave SW Huntsville, AL	3.0	1.0	1350	$1,450	$1.07	24d	1	0.81mi
3016 Holmes Ave NW Huntsville, AL	3.0	1.0	1092	$1,275	$1.17	24d	1	0.82mi
804 Appleby St NW Huntsville, AL	2.0	2.0	1170	$1,295	$1.11	14d	1	0.86mi
3208 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	21d	1	0.86mi
3210 Clopton St SW Huntsville, AL	2.0	1.0	812	$960	$1.18	14d	1	0.88mi
740 Constellation Place Dr SW Huntsville, AL	3.0	1.0–2.0	1045	$2,199	$2.10	14d	25	0.88mi
4013 9th Ave SW Huntsville, AL	2.0	1.0	1060	$1,098	$1.04	44d	1	0.89mi
2211 Pizitz Dr SW Huntsville, AL	2.0	1.0	850	$1,295	$1.52	44d	1	0.90mi
1906 Vanderbilt Cir SW Huntsville, AL	3.0	1.0	1045	$1,595	$1.53	44d	1	0.92mi
905 Fairway Dr NW Huntsville, AL	2.0	1.0	1000	$995	$0.99	44d	1	0.93mi
2700 Union Dr NW Huntsville, AL	3.0	2.0	1340	$1,450	$1.08	21d	1	0.93mi
4112 17th St SW Unit C Huntsville, AL	2.0	2.0	750	$1,095	$1.46	44d	1	0.99mi
2006 Stanford Dr SW Huntsville, AL	3.0	2.0	1276	$1,995	$1.56	44d	1	1.04mi
600 Clinton Ave W Huntsville, AL	3.0	1.0–2.0	1034	$3,645	$3.52	24d	168	1.08mi
3206 Brook Manor Ave NW Huntsville, AL	2.0	1.0	1156	$1,100	$0.95	14d	1	1.08mi
805 Monroe St SW Huntsville, AL	2.0	1.0–2.0	928	$2,865	$3.09	14d	183	1.09mi
3902 Harwood Ave SW Huntsville, AL	3.0	1.5	1248	$1,400	$1.12	24d	1	1.10mi
417 Holmes Ave NW Unit B Huntsville, AL	2.0	1.0	850	$1,150	$1.35	24d	1	1.12mi
2028 Princeton Blvd SW Huntsville, AL	2.0	1.0	1289	$1,495	$1.16	14d	1	1.13mi
3615 N Crestview Dr NW Unit 2 Huntsville, AL	2.0	1.5	920	$795	$0.86	24d	1	1.15mi
521 Davis Cir SW Huntsville, AL	3.0	1.0–3.0	1030	$2,890	$2.80	14d	182	1.17mi
3636 Chasewood Dr SW Huntsville, AL	1.0–2.0	1.0	665	$920	$1.38	44d	1	1.18mi
3621 N Crestview Dr NW Unit 2 Huntsville, AL	2.0	1.5	900	$895	$0.99	44d	1	1.18mi
401 Williams Ave SW Huntsville, AL	2.0	1.0–2.0	911	$2,278	$2.50	21d	36	1.20mi
3009 Hillsboro Rd SW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	24d	1	1.21mi
3505 Bradley St SW Huntsville, AL	2.0	1.0	1192	$950	$0.80	24d	1	1.21mi

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-04-02
   listed $99,000 Active
3. 2026-02-23
   soldstatus $80,000

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $432 · $36/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 · 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: $17,454
• − Mortgage interest: −$5,546
• − Property taxes: −$432
• − Insurance: −$495
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,880
• Taxable income: $5,309
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $5,358/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): 20,856
• Household income: $35,385
• Rent vs Own: 59.4% rent · 40.6% own
• Severe rent burden: 1750.0

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 0.69)
• Race & ethnicity: White 40% Black 31% Hispanic / Latino 24% Two or more races 8%
• Hispanic origin (detail): Mexican 17% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 16% · Canada, Jamaica
• Languages at home: 76% English-only · Spanish 22% German/W. Germanic 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: ▼ -48.03%
• Current HPI: 228.6963
• Rent YoY: ▲ 1.82%
• 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

+23.8% since first listed

3 events — show timeline

• 2026-04-21 Pending — VMLS
• 2026-04-02 Listed $99,000 VMLS
• 2026-02-23 Sold (Public Records) $80,000 Public Records

Property tax history

+20.4%/yr

Latest (2024): $432 · +33.3% YoY. Source: county tax records.