114 Misty River Ln · Huntsville, AL 35824

$400,000

4 bd · 2.0 ba · 2,390 sqft · SingleFamily public records · 37 Days on market

Built 2008 10,500 sqft lot $167/sqft · 10% below area Est $480k · 17% under $33/mo HOA · 1% of rent

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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 +15.0/15.0
• Appreciation +8.3/10.0
• Cash flow +5.6/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.6/5.0
• 1% rule +0.7/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Amazing location for this 4 beds & 3.5 baths home! Soaring ceilings, covered back patio with spacious backyard, & plenty of storage with walk-in attic storage! Isolated primary bedroom with a huge walk-in closet! Beds 2 & 3 have walk-in closets & share a connected bath! Bed 4 is upstairs with a full bath & could be considered a bonus room! Large functional kitchen has an eat-in area, lots of cabinets, pantry, & kitchen island! The spacious living room is open to the dining room & has tall ceilings, gas logs fireplace, & lots of natural light. Conveniently located near Redstone Arsenal, I-565, & Town Madison. HOA Pool, tennis court, & playground.

Key facts

• Functional kitchen
• Eat-in area
• Walk-in closets

Tags

• COVERED BACK PATIO
• WALK-IN ATTIC STORAGE
• ISOLATED PRIMARY BEDROOM
• WALK-IN CLOSETS
• FUNCTIONAL KITCHEN
• EAT-IN AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-828 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (36.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (42.7% below list).
• Recommended offer: $229k (42.7% below list) — sets the bar for 1% rule.

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: Williams Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 521 students, 45% FRL); Williams Middle School (math 16% / reading 50%, grade F, #101 of 257 statewide, top 40%, 548 students, 58% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents falling (-3.6%/yr); 110 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d 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).

Forward outlook

• In year one you build about $30k of equity ($3k loan paydown + $27k appreciation (6.7% 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $229,167 (42.7% 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 37 days. Have you received any prior offers? Is the seller open to a 43% 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. 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: 0.57% ✗
• Cap rate: 3.81%
• Cash-on-cash: -8.87%
• DSCR: 0.61
• GRM: 14.5

CMA / ARV

• ARV (median comp): $479,574
• List price: $400,000
• Delta: -16.59%
• 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
119 SW Morningwalk Ln	0.22mi	4/3.0	2,555 (+7%)	2mo	$375,000	$147	72
107 Rainwood Dr SW	0.29mi	4/2.5	2,469 (+3%)	12mo	$394,000	$160	69
124 Rainwood Dr SW	0.19mi	3/2.0 (-1)	2,117 (-11%)	12mo	$360,000	$170	57
105 Arbor Hill Ln SW	0.33mi	4/2.5	2,650 (+11%)	11mo	$355,000	$134	55
100 Paddington Grn	0.55mi	3/2.5 (-1)	2,441 (+2%)	10mo	$349,900	$143	55
133 Arbor Hill Ln SW	0.21mi	4/2.5	2,690 (+13%)	18mo	$399,000	$148	53
119 Pintail Pointe Cir	0.39mi	4/2.5	2,609 (+9%)	19mo	$490,000	$188	49
4 Silky Oak Cir SW	0.74mi	3/2.5 (-1)	2,327 (-3%)	10mo	$400,000	$172	46
111 Paddington Grn	0.54mi	4/2.5	2,200 (-8%)	17mo	$385,000	$175	45
9051 Redstone Square Dr	0.42mi	3/2.0 (-1)	2,060 (-14%)	13mo	$395,000	$192	42
117 Morland Pointe SW	0.63mi	3/2.0 (-1)	2,117 (-11%)	20mo	$370,000	$175	30
423 Raleigh Elm Dr SW	0.57mi	3/3.5 (-1)	2,674 (+12%)	18mo	$500,055	$187	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.69% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.65×
• Total profit: $72,460
• Equity at exit: $268,974

10-year hold

• IRR: 10.0%
• Equity multiple: 3.13×
• Total profit: $238,643
• Equity at exit: $503,658

Cash invested: $112,000 (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 35824

• Home prices YoY: 2.5%
• Rents YoY: -3.6%
• Active inventory: 110
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$341 /mo · $4,094/yr
• Insurance: −$167
• HOA: −$33
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-828

Break-even live

Break-even rent $3,340

Max offer price $253,725

Occupancy floor —

Sensitivity live

Price	-10% $-602	-5% $-715	+0% $-828	+5% $-941	+10% $-1,054
Rent	-10% $-1,009	-5% $-919	+0% $-828	+5% $-738	+10% $-647
Rate	-1.0pp $-627	-0.5pp $-726	base $-828	+0.5pp $-932	+1.0pp $-1,037

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Windridge Way SW Huntsville, AL	4.0	2.5	2845	$3,300	$1.16	45d	1	0.14mi
119 Windsor Hill Rd SW Unit 119 Huntsville, AL	3.0	2.5	1768	$1,800	$1.02	25d	1	0.31mi
103 Rainwood Dr SW Huntsville, AL	4.0	2.5	2155	$2,400	$1.11	45d	1	0.32mi
441 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1850	$2,150	$1.16	25d	1	0.51mi
439 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1837	$2,150	$1.17	45d	1	0.51mi
404 Tillane Park Cir SW Huntsville, AL	3.0	2.0	1850	$2,050	$1.11	45d	1	0.64mi
12 Silky Oak Cir SW Huntsville, AL	5.0	2.5	2756	$2,400	$0.87	45d	1	0.77mi
102 Spinnaker Ridge Dr SW Huntsville, AL	3.0	2.5	2150	$2,100	$0.98	45d	1	0.80mi
475 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1950	$2,050	$1.05	45d	1	0.87mi
325 Acorn Grove Ln SW Huntsville, AL	4.0	2.0	1950	$2,200	$1.13	15d	1	0.89mi
407 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	2288	$2,175	$0.95	45d	1	0.90mi
483 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1826	$2,000	$1.10	25d	1	0.91mi
44 Atherton Cir SW Huntsville, AL	3.0	2.0	1742	$2,000	$1.15	45d	1	1.04mi
525 W Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1672	$1,700	$1.02	25d	1	1.06mi
27 Atherton Cir SW Unit N Huntsville, AL	3.0	2.0	1780	$1,900	$1.07	25d	1	1.07mi
5 Atherton Cir SW Huntsville, AL	3.0	2.5	1908	$2,500	$1.31	25d	1	1.14mi
102 W Lake Cir Madison, AL	3.0	2.5	2150	$1,700	$0.79	15d	1	1.23mi
702 Sluice Dr SW Huntsville, AL	3.0	2.0	1850	$1,850	$1.00	45d	1	1.28mi
242 Shadow Ct SW Huntsville, AL	4.0	2.5	2227	$1,750	$0.79	45d	1	1.33mi
226 Shadow Ct SW Huntsville, AL	4.0	2.0	1820	$1,750	$0.96	15d	1	1.34mi
241 Shadow Ct SW Huntsville, AL	3.0	2.5	1650	$1,700	$1.03	45d	1	1.36mi
108 Napolean Ave Madison, AL	4.0	3.5	2761	$3,650	$1.32	25d	1	1.45mi
107 Poydras St Madison, AL	3.0	2.0	2457	$3,450	$1.40	23d	1	1.46mi
515 Dunlop Blvd Huntsville, AL	1.0–3.0	1.0–2.0	1110	$1,674	$1.51	15d	32	1.46mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: gaspool

Listing history 2 events

1. 2026-05-13
   status Pending 693-char remark

   Show marketing remark (693 chars)

   Amazing location for this 4 beds & 3.5 baths home! Soaring ceilings, covered back patio with spacious backyard, & plenty of storage with walk-in attic storage! Isolated primary bedroom with a huge walk-in closet! Beds 2 & 3 have walk-in closets & share a connected bath! Bed 4 is upstairs with a full bath & could be considered a bonus room! Large functional kitchen has an eat-in area, lots of cabinets, pantry, & kitchen island! The spacious living room is open to the dining room & has tall ceilings, gas logs fireplace, & lots of natural light. Conveniently located near Redstone Arsenal, I-565, & Town Madison. HOA Pool, tennis court, & playground.

2. 2026-04-06
   listed $400,000 Active 693-char remark

   Show marketing remark (693 chars)

   Amazing location for this 4 beds & 3.5 baths home! Soaring ceilings, covered back patio with spacious backyard, & plenty of storage with walk-in attic storage! Isolated primary bedroom with a huge walk-in closet! Beds 2 & 3 have walk-in closets & share a connected bath! Bed 4 is upstairs with a full bath & could be considered a bonus room! Large functional kitchen has an eat-in area, lots of cabinets, pantry, & kitchen island! The spacious living room is open to the dining room & has tall ceilings, gas logs fireplace, & lots of natural light. Conveniently located near Redstone Arsenal, I-565, & Town Madison. HOA Pool, tennis court, & playground.

ⓘ 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: $4,094 · $341/mo
• Projected year-2 tax: $4,094 · $341/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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,500
• − Mortgage interest: −$22,406
• − Property taxes: −$4,094
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − HOA: −$396
• − Depreciation: −$11,636
• Taxable loss: −$17,432
• Est. tax savings @ 24.0%: +$4,184
• After-tax cash flow: $-5,753/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): 9,645
• Household income: $103,619
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 451.0

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 0.60)
• Race & ethnicity: White 57% Black 27% Two or more races 8% Hispanic / Latino 7% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 7% Lithuanian 3% Italian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 93% English-only · Spanish 3% Chinese 2% 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: ▲ 6.69%
• Current HPI: 269.5596
• Rent YoY: ▼ -3.65%
• 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

2 events — show timeline

• 2026-05-13 Pending — VMLS
• 2026-04-06 Listed $400,000 VMLS

Property tax history

+11.3%/yr

Latest (2024): $4,094 · +0.0% YoY. Source: county tax records.