2217 Barrywood Cir NW · Huntsville, AL 35810

$179,900

3 bd · 1.0 ba · 1,411 sqft · SingleFamily public records · 40 Days on market

Built 1960 0.38 ac lot $127/sqft · 10% below area Est $189k · 5% under

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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).

• Cash flow +13.7/30.0
• ARV discount +9.8/15.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• 1% rule +3.2/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

House has great potential with wood floors in main living area, and oversized lot with fenced in backyard, and detached garage. Under house has a walk-in cellar for storage or other uses. Convenient to shopping and downtown Huntsville. Needs a little loving care to make this house a home.

Key facts

• Wood floors
• Fenced in backyard
• Walk-in cellar

Tags

• WOOD FLOORS
• OVERSIZED LOT
• FENCED IN BACKYARD
• WALK-IN CELLAR
• CONVENIENT TO SHOPPING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No homeowners association; Subdivision: Lakewood Manor; Community features include curbs

Exterior

• Parking: Garage with workshop
• Security:
• Utilities: Public water; Public sewer; Electric heating
• Home design: Single-family residence; One story; Built in 1960; Brick construction
• Construction: Brick construction; Built in 1960; Crawl space foundation; One-level layout
• Exterior features: Treed lot; Detached outbuilding; Curb and gutters; Concrete driveway

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Crawl space basement; Five total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $14 ($165/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 $148k (17.9% below list).
• Recommended offer: $148k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• 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: Lakewood Elementary School (math 0% / reading 21%, grade F, #564 of 627 statewide, top 90%, 459 students, 86% FRL); Ronald Mcnair 78 (math 0% / reading 23%, grade F, #225 of 257 statewide, top 88%, 414 students, 87% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 79% FRL vs 46% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 12% at this address vs 34% district-wide (-22 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 soft (-0.1%/yr); 340 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 35% 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 $5k 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 40 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $90k; list at $180k implies a 100% 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 $147,727 (17.9% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.1

CMA / ARV

• ARV (median comp): $189,439
• List price: $179,900
• Delta: -5.04%
• 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
2206 Lynn Rd NW	0.23mi	3/1.5	1,421 (+1%)	7mo	$155,000	$109	80
4209 Memorial Parkway North N	0.48mi	3/2.0	1,403 (-1%)	2mo	$185,000	$132	71
2419 Tuxedo Dr NW	0.42mi	3/1.0	1,306 (-7%)	1mo	$79,000	$60	67
4304 Blue Springs Rd NW	0.45mi	3/2.0	1,366 (-3%)	5mo	$150,000	$110	66
4505 Lakeview Dr	0.42mi	3/2.0	1,434 (+2%)	10mo	$209,000	$146	66
4212 NW Lakeview Dr	0.22mi	3/1.5	1,207 (-14%)	3mo	$205,000	$170	61
2413 Springhill Rd NW	0.58mi	3/1.5	1,311 (-7%)	4mo	$199,900	$152	55
4604 Rochell Dr	0.39mi	3/2.0	1,248 (-12%)	9mo	$210,000	$168	51
2118 Medaris Rd NW	0.62mi	3/1.0	1,237 (-12%)	1mo	$185,500	$150	50
2709 Oaktree Ln	0.67mi	3/1.0	1,285 (-9%)	9mo	$117,800	$92	46
4201 Memorial Parkway North	0.45mi	3/2.0	1,228 (-13%)	10mo	$110,000	$90	45
2123 Griffith Dr NW	0.50mi	3/2.0	1,208 (-14%)	9mo	$180,000	$149	41

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-32,640
• Equity at exit: $26,824

10-year hold

• IRR: -18.6%
• Equity multiple: 0.12×
• Total profit: $-44,162
• Equity at exit: $15,554

Cash invested: $50,372 (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: 340
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$943
• Tax from tax record: −$135 /mo · $1,619/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $14

Break-even live

Break-even rent $1,460

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $116	-5% $65	+0% $14	+5% $-37	+10% $-88
Rent	-10% $-103	-5% $-45	+0% $14	+5% $72	+10% $130
Rate	-1.0pp $104	-0.5pp $59	base $14	+0.5pp $-33	+1.0pp $-80

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	45d	1	0.14mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	45d	1	0.24mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	45d	1	0.28mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	46d	1	0.31mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	45d	1	0.37mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	45d	1	0.40mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	45d	1	0.43mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	25d	1	0.45mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	45d	1	0.48mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	16d	1	0.52mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	25d	1	0.54mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	45d	1	0.55mi
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	25d	1	0.57mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	16d	1	0.58mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	45d	1	0.61mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	25d	1	0.73mi
3606 Lakewood Rd NW Huntsville, AL	3.0	1.5	1408	$1,400	$0.99	45d	1	0.74mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	25d	1	0.80mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	45d	1	0.88mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	16d	2	0.92mi
2801 Penland Ave NW Huntsville, AL	3.0	2.0	1650	$1,450	$0.88	25d	1	0.93mi
6022 Belgrade Dr NW Huntsville, AL	3.0	1.5	1015	$1,320	$1.30	25d	1	1.07mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	25d	1	1.08mi
3058 Boswell Dr NW Huntsville, AL	4.0	2.0	1450	$1,398	$0.96	45d	1	1.11mi
3013 Kirkland Dr NW Huntsville, AL	3.0	1.5	1324	$1,295	$0.98	45d	1	1.16mi
611 Ofallon Rd NW Huntsville, AL	3.0	2.0	1350	$3,000	$2.22	25d	1	1.16mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	25d	1	1.17mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	25d	1	1.19mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	16d	1	1.20mi
2032 Ricky Rd NW Huntsville, AL	4.0	2.0	1181	$1,523	$1.29	23d	1	1.28mi
2640 Blue Spring Rd NW Huntsville, AL	1.0–3.0	1.0–2.0	944	$1,149	$1.22	45d	3	1.31mi
641 Dawson Ter NW Huntsville, AL	4.0	2.0	1506	$1,675	$1.11	16d	1	1.35mi
3601 Fay St NW Huntsville, AL	2.0	1.0	972	$1,195	$1.23	45d	1	1.36mi
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	45d	1	1.40mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	45d	1	1.41mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	46d	1	1.42mi
2803 Hester Ln NW Huntsville, AL	3.0	1.5	1224	$1,400	$1.14	25d	1	1.45mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	45d	1	1.46mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	25d	1	1.47mi
3014 Winchester Rd NW Huntsville, AL	2.0	2.0	1480	$2,500	$1.69	45d	1	1.48mi

Listing history 22 events

1. 2026-06-22
   days on market $179,900 Active 40 DOM
2. 2026-06-18
   days on market $179,900 Active 37 DOM
3. 2026-06-17
   days on market $179,900 Active 36 DOM
4. 2026-06-16
   days on market $179,900 Active 35 DOM
5. 2026-06-15
   days on market $179,900 Active 34 DOM
6. 2026-06-14
   days on market $179,900 Active 32 DOM
7. 2026-06-10
   days on market $179,900 Active 29 DOM
8. 2026-06-09
   days on market $179,900 Active 28 DOM
9. 2026-06-08
   days on market $179,900 Active 27 DOM
10. 2026-06-07
    days on market $179,900 Active 26 DOM
11. 2026-06-03
    days on market $179,900 Active 22 DOM
12. 2026-06-02
    days on market $179,900 Active 21 DOM
13. 2026-06-01
    days on market $179,900 Active 20 DOM
14. 2026-05-31
    days on market $179,900 Active 19 DOM
15. 2026-05-30
    days on market $179,900 Active 18 DOM
16. 2026-05-12
    listed $179,900 Active 289-char remark
17. 2025-01-30
    historical $1,195
18. 2025-01-16
    price $1,195
19. 2025-01-08
    listed $1,295
20. 2018-02-02
    soldstatus $90,000
21. 2017-06-08
    soldstatus $114,500
22. 2016-06-28
    soldstatus $49,150

ⓘ 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: $1,619 · $135/mo
• Projected year-2 tax: $1,619 · $135/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 ≥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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,727
• − Mortgage interest: −$10,077
• − Property taxes: −$1,619
• − Insurance: −$900
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$5,233
• Taxable loss: −$2,939
• Est. tax savings @ 24.0%: +$705
• After-tax cash flow: $870/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

+266.0% since first listed

7 events — show timeline

• 2026-05-12 Listed $179,900 VMLS
• 2025-01-30 Rental Removed $1,195 APPFOLIO
• 2025-01-16 Price Changed $1,195 APPFOLIO
• 2025-01-08 Listed for Rent $1,295 APPFOLIO
• 2018-02-02 Sold (Public Records) $90,000 Public Records
• 2017-06-08 Sold (Public Records) $114,500 Public Records
• 2016-06-28 Sold (Public Records) $49,150 Public Records

Property tax history

+7.1%/yr

Latest (2024): $1,619 · +17.6% YoY. Source: county tax records.