Scottsdale Plan · Huntsville, AL 35806

$291,850

4 bd · 2.5 ba · 2,185 sqft · SingleFamily · 140 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Welcome home to the Scottsdale! Enjoy entertaining friends and family in the generously sized living room/dining room area as everyone mingles around the appetizers on the quartz island in the kitchen. Or take it outside to your patio, fire up the grill and listen to some tunes. There is plenty of countertop space for all the game day food in your roomy kitchen! Head upstairs to find your master suite, complete with it's own sitting area, a trey ceiling, double vanity in the bath with a separate tub & shower along with a huge walk-in closet. The other 3 bedrooms upstairs also have trey ceilings. Last but not least, savor the ease of the 2 car garage for parking & storage. Let us start building yours today! Photos/videos of a similar home. Options and upgrades shown may not be included in price.

Key facts

• Master suite
• Quartz island
• Countertop space

Tags

• LIVING ROOM DINING ROOM AREA
• QUARTZ ISLAND
• PATIO
• COUNTERTOP SPACE
• MASTER SUITE
• SITTING AREA

🏗️ New construction. The $291,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $293,991.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-455 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (31.6% below list).
• Recommended offer: $200k (31.6% 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.
• Market conditions: Rents rising (+2.6%/yr); 213 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($257k) is reasonable based on typical stale-listing flexibility.

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 $199,532 (31.6% 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 140 days. Have you received any prior offers? Is the seller open to a 32% 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. 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: 0.68% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.64%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $293,991
• List price: $291,850
• Delta: -0.73%
• 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
7203 Chatfield Way NW	0.19mi	4/2.5	2,047 (-6%)	3mo	$290,000	$142	78
6018 Taramore Ln NW	0.29mi	4/2.5	2,303 (+5%)	2mo	$332,000	$144	76
6233 NW Taramore Ln	0.34mi	4/2.5	2,077 (-5%)	1mo	$282,782	$136	76
6221 NW Taramore Ln	0.34mi	4/2.5	2,077 (-5%)	2mo	$279,850	$135	75
6229 NW Taramore Ln #091	0.35mi	4/2.5	2,077 (-5%)	2mo	$283,832	$137	74
7007 Liberty Rose Dr	0.26mi	3/3.0 (-1)	1,991 (-9%)	3mo	$331,500	$166	64
6227 Taramore Ln	0.35mi	4/2.5	1,941 (-11%)	2mo	$284,752	$147	64
6023 Barringer Ct NW	0.27mi	3/2.5 (-1)	1,950 (-11%)	2mo	$315,000	$162	63
6608 Shearleaf Rd NW	0.48mi	4/3.0	2,019 (-8%)	3mo	$366,008	$181	61
7014 Camrose Ln NW	0.43mi	3/2.0 (-1)	1,985 (-9%)	1mo	$299,900	$151	57
7005 Nearpath Dr NW	0.38mi	4/2.0	1,884 (-14%)	2mo	$323,000	$171	56
7009 Lost Creek Dr NW	0.38mi	4/2.0	1,884 (-14%)	2mo	$308,000	$163	56

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $130,281
• Equity at exit: $264,850

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $404,811
• Equity at exit: $571,160

Cash invested: $82,317 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,542
• Tax est. 1.5%: −$367 /mo · $4,410/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-455

Break-even live

Break-even rent $2,572

Max offer price $228,093

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: $73,498
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7203 Chatfield Way NW Huntsville, AL	4.0	2.5	2047	$1,799	$0.88	43d	1	0.19mi
7102 Sutter Ct Huntsville, AL	5.0	2.5	2675	$2,395	$0.90	23d	1	0.31mi
8223 Stone Mill Dr NW Huntsville, AL	3.0	2.5	2046	$2,300	$1.12	43d	1	0.74mi
7601 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1720	$1,720	$1.00	43d	1	0.81mi
7599 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	0.81mi
7597 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1550	$1,800	$1.16	23d	1	0.81mi
7582 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	0.82mi
7589 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	0.83mi
7559 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1555	$2,450	$1.58	13d	1	0.88mi
7502 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1626	$1,825	$1.12	43d	1	0.96mi
7500 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1527	$1,822	$1.19	13d	7	0.98mi
351 Lofton Rd NW Huntsville, AL	4.0	2.5	2186	$2,315	$1.06	13d	1	1.12mi
171 Kingswood Dr Huntsville, AL	4.0	2.5	2850	$2,500	$0.88	13d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $291,850 Active 140 DOM
2. 2026-06-18
   price $291,850 Active 139 DOM
3. 2026-06-17
   days on market $288,850 Active 139 DOM
4. 2026-06-16
   days on market $288,850 Active 138 DOM
5. 2026-06-15
   days on market $288,850 Active 137 DOM
6. 2026-06-14
   days on market $288,850 Active 135 DOM
7. 2026-06-10
   days on market $288,850 Active 132 DOM
8. 2026-06-09
   days on market $288,850 Active 131 DOM
9. 2026-06-08
   days on market $288,850 Active 130 DOM
10. 2026-06-07
    days on market $288,850 Active 129 DOM
11. 2026-06-03
    days on market $288,850 Active 125 DOM
12. 2026-06-02
    days on market $288,850 Active 124 DOM
13. 2026-06-01
    days on market $288,850 Active 123 DOM
14. 2026-05-31
    days on market $288,850 Active 122 DOM
15. 2026-05-30
    days on market $288,850 Active 121 DOM
16. 2026-05-12
    price $288,850 817-char remark

    Show marketing remark (817 chars)

    Welcome home to the Scottsdale! Enjoy entertaining friends and family in the generously sized living room/dining room area as everyone mingles around the appetizers on the quartz island in the kitchen. Or take it outside to your patio, fire up the grill and listen to some tunes. There is plenty of countertop space for all the game day food in your roomy kitchen! Head upstairs to find your master suite, complete with it's own sitting area, a trey ceiling, double vanity in the bath with a separate tub & shower along with a huge walk-in closet. The other 3 bedrooms upstairs also have trey ceilings. Last but not least, savor the ease of the 2 car garage for parking & storage. Let us start building yours today! Photos/videos of a similar home. Options and upgrades shown may not be included in price.

17. 2026-01-29
    listed $283,850 Active 817-char remark

    Show marketing remark (817 chars)

    Welcome home to the Scottsdale! Enjoy entertaining friends and family in the generously sized living room/dining room area as everyone mingles around the appetizers on the quartz island in the kitchen. Or take it outside to your patio, fire up the grill and listen to some tunes. There is plenty of countertop space for all the game day food in your roomy kitchen! Head upstairs to find your master suite, complete with it's own sitting area, a trey ceiling, double vanity in the bath with a separate tub & shower along with a huge walk-in closet. The other 3 bedrooms upstairs also have trey ceilings. Last but not least, savor the ease of the 2 car garage for parking & storage. Let us start building yours today! Photos/videos of a similar home. Options and upgrades shown may not be included in price.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $23,944
• − Mortgage interest: −$16,468
• − Property taxes: −$4,410
• − Insurance: −$1,470
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$8,552
• Taxable loss: −$10,788
• Est. tax savings @ 24.0%: +$2,589
• After-tax cash flow: $-2,876/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): 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

+1.8% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $288,850 Zillow
• 2026-01-29 Listed $283,850 Zillow