242 Turtle Creek Dr · Huntsville, AL 35806

$345,000

4 bd · 2.0 ba · 2,224 sqft · SingleFamily public records · 75 Days on market

Built 2002 0.45 ac lot $155/sqft · 20% below area Est $431k · 20% 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
• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0

Listing remarks MLS

Nestled in a cozy cul-de-sac, this charming full-brick home is minutes from Providence, University Dr, and Research Park Blvd with easy access to top amenities, dining, and entertainment. Inside, four spacious bedrooms, two full bathrooms, and a fireplace perfect for chilly nights. The covered porch and patio are ideal for outdoor entertaining, while the fenced-in backyard provides a safe haven for pets and kids to play. Don't miss out on this fantastic opportunity! Schedule a showing today and make this house your home.

Key facts

• Covered porch
• Full-brick home
• Cul-de-sac

Tags

• CUL-DE-SAC
• FULL-BRICK HOME
• FIREPLACE
• COVERED PORCH
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (12.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (34.1% below list).
• Recommended offer: $227k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: Rents rising (+2.6%/yr); 213 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$59k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $156k; list at $345k implies a 121% 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 $227,209 (34.1% 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 75 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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: 0.66% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.03%
• DSCR: 0.87
• GRM: 12.7

CMA / ARV

• ARV (median comp): $431,138
• List price: $345,000
• Delta: -19.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Preswick Pl	0.45mi	4/2.0	2,200 (-1%)	1mo	$325,000	$148	76
1034 Split Rock Cv	0.26mi	3/2.0 (-1)	2,251 (+1%)	8mo	$426,900	$190	74
907 Binding Br	0.22mi	3/2.0 (-1)	2,374 (+7%)	3mo	$425,000	$179	72
929 Binding Br NW	0.35mi	3/2.0 (-1)	2,215 (-0%)	10mo	$424,900	$192	70
105 Turtle Bank Ct	0.10mi	4/3.0	2,460 (+11%)	12mo	$495,000	$201	63
1104 Corner Brk NW	0.24mi	3/2.5 (-1)	2,345 (+5%)	13mo	$440,000	$188	62
114 Cedar Falls Ct	0.58mi	3/2.0 (-1)	2,211 (-1%)	11mo	$390,000	$176	58
908 Binding Br	0.22mi	3/3.0 (-1)	2,414 (+8%)	17mo	$440,000	$182	52
105 Cedar Hollow Ct	0.47mi	4/2.0	1,980 (-11%)	11mo	$285,000	$144	51
126 Navaho Trl	0.53mi	3/2.0 (-1)	2,459 (+11%)	4mo	$353,000	$144	49
107 Moonglow Trl	0.64mi	3/2.0 (-1)	1,975 (-11%)	2mo	$340,000	$172	45
1867 Shellbrook Dr	0.74mi	3/2.5 (-1)	1,949 (-12%)	11mo	$375,000	$192	28

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: 22.0%
• Equity multiple: 2.77×
• Total profit: $171,221
• Equity at exit: $310,803

10-year hold

• IRR: 19.7%
• Equity multiple: 6.32×
• Total profit: $514,115
• Equity at exit: $670,259

Cash invested: $96,600 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,272 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$86 /mo · $1,028/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-244

Break-even live

Break-even rent $2,581

Max offer price $301,958

Occupancy floor —

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 Addison Park Dr Huntsville, AL	1.0–3.0	1.0–2.0	1155	$1,635	$1.42	14d	45	0.40mi
741 Plummer Rd Huntsville, AL	1.0–3.0	1.0–2.0	1025	$1,744	$1.70	14d	15	0.42mi
1589 Old Monrovia Rd NW Huntsville, AL	2.0–3.0	2.5–3.5	1657	$2,448	$1.48	14d	17	0.91mi
500 Providence Main St NW Huntsville, AL	1.0–3.0	1.0–2.0	1090	$1,793	$1.64	14d	35	0.96mi
171 Kingswood Dr Huntsville, AL	4.0	2.5	2850	$2,500	$0.88	14d	1	1.00mi
335 Culbertson Dr Huntsville, AL	1.0–3.0	1.0–3.0	1008	$2,896	$2.87	14d	1	1.18mi
67 Town Center Dr NW Huntsville, AL	3.0	2.5	2970	$2,495	$0.84	44d	1	1.20mi
445 Providence Main St NW Unit 409a Huntsville, AL	3.0	2.5	2797	$3,995	$1.43	44d	1	1.21mi
20 Town Center Dr NW Huntsville, AL	1.0–3.0	1.0–2.0	1089	$2,750	$2.53	14d	113	1.31mi
30 Pine St NW Huntsville, AL	3.0	2.5	1412	$2,595	$1.84	23d	1	1.34mi
6500 Walden Run Huntsville, AL	1.0–3.0	1.0–2.0	1060	$1,795	$1.69	14d	104	1.34mi
1001 Cernan Dr NW Huntsville, AL	1.0–3.0	1.0–2.5	1011	$2,378	$2.35	14d	19	1.34mi
21 Stone Mason Way NW Huntsville, AL	4.0	3.5	1778	$2,700	$1.52	44d	1	1.34mi
8223 Stone Mill Dr NW Huntsville, AL	3.0	2.5	2046	$2,300	$1.12	44d	1	1.46mi

Listing history 6 events

1. 2026-05-06
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Nestled in a cozy cul-de-sac, this charming full-brick home is minutes from Providence, University Dr, and Research Park Blvd with easy access to top amenities, dining, and entertainment. Inside, four spacious bedrooms, two full bathrooms, and a fireplace perfect for chilly nights. The covered porch and patio are ideal for outdoor entertaining, while the fenced-in backyard provides a safe haven for pets and kids to play. Don't miss out on this fantastic opportunity! Schedule a showing today and make this house your home.

2. 2026-03-17
   status Active 526-char remark

   Show marketing remark (526 chars)

   Nestled in a cozy cul-de-sac, this charming full-brick home is minutes from Providence, University Dr, and Research Park Blvd with easy access to top amenities, dining, and entertainment. Inside, four spacious bedrooms, two full bathrooms, and a fireplace perfect for chilly nights. The covered porch and patio are ideal for outdoor entertaining, while the fenced-in backyard provides a safe haven for pets and kids to play. Don't miss out on this fantastic opportunity! Schedule a showing today and make this house your home.

3. 2026-03-03
   status Pending 526-char remark

   Show marketing remark (526 chars)

   Nestled in a cozy cul-de-sac, this charming full-brick home is minutes from Providence, University Dr, and Research Park Blvd with easy access to top amenities, dining, and entertainment. Inside, four spacious bedrooms, two full bathrooms, and a fireplace perfect for chilly nights. The covered porch and patio are ideal for outdoor entertaining, while the fenced-in backyard provides a safe haven for pets and kids to play. Don't miss out on this fantastic opportunity! Schedule a showing today and make this house your home.

4. 2026-02-05
   listed $345,000 Active 526-char remark

   Show marketing remark (526 chars)

   Nestled in a cozy cul-de-sac, this charming full-brick home is minutes from Providence, University Dr, and Research Park Blvd with easy access to top amenities, dining, and entertainment. Inside, four spacious bedrooms, two full bathrooms, and a fireplace perfect for chilly nights. The covered porch and patio are ideal for outdoor entertaining, while the fenced-in backyard provides a safe haven for pets and kids to play. Don't miss out on this fantastic opportunity! Schedule a showing today and make this house your home.

5. 2016-04-29
   soldstatus $156,200 475-char remark

   Show marketing remark (475 chars)

   Court Ordered Estate Auction Thursday March 31st @ 6PM. Court Ordered Estate Full brick rancher sits in cul-de-sac located in nice neighborhood. Features 4 bedrooms, 2 full bathrooms and approximately 2260 sq ft. Isolated master suite, some hardwoods in foyer & family room. Also includes fireplace, central heat & air, screened back porch and two car garage. Close to Providence and Research Park. Good school district all on large wooded lot. Sold as-is, where is.

6. 2016-03-01
   listed $156,200 475-char remark

   Show marketing remark (475 chars)

   Court Ordered Estate Auction Thursday March 31st @ 6PM. Court Ordered Estate Full brick rancher sits in cul-de-sac located in nice neighborhood. Features 4 bedrooms, 2 full bathrooms and approximately 2260 sq ft. Isolated master suite, some hardwoods in foyer & family room. Also includes fireplace, central heat & air, screened back porch and two car garage. Close to Providence and Research Park. Good school district all on large wooded lot. Sold as-is, where is.

ⓘ 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: $1,028 · $86/mo
• Projected year-2 tax: $1,415 · $118/mo
• Expected delta: +$387/yr (+$32/mo · 37.6%)

ⓘ 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 3/10 Moderate
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,265
• − Mortgage interest: −$19,325
• − Property taxes: −$1,028
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − Depreciation: −$10,036
• Taxable loss: −$9,212
• Est. tax savings @ 24.0%: +$2,211
• After-tax cash flow: $-713/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

+120.9% since first listed

6 events — show timeline

• 2026-05-06 Pending — VMLS
• 2026-03-17 Relisted — VMLS
• 2026-03-03 Pending — VMLS
• 2026-02-05 Listed $345,000 VMLS
• 2016-04-29 Sold (MLS) $156,200 VMLS
• 2016-03-01 Listed $156,200 VMLS

Property tax history

+4.3%/yr

Latest (2024): $1,028 · +3.5% YoY. Source: county tax records.