Adams IV H Plan · Huntsville, AL 35748

$491,990

4 bd · 3.0 ba · 2,716 sqft · SingleFamily · 485 Days on market

Excellent condition

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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 +7.1/30.0
• Schools +5.8/10.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Discover the energy-efficient Adams IV H floor plan by DSLD Homes-a spacious and beautifully designed 4-bedroom, 3-bathroom home offering 2,716 square feet of living space and a total area of 3,602 square feet. Perfect for growing families or those who love to entertain, this thoughtfully designed layout features an open floor plan that seamlessly connects the kitchen, dining, and living areas. The kitchen and living room are enhanced with modern recessed lighting, creating a bright and welcoming atmosphere throughout the heart of the home. The luxurious master suite includes a walk-in closet, a double vanity, a separate walk-in shower, and all the privacy you'd expect from a well-designed retreat. Three additional bedrooms and two more full bathrooms provide flexibility and comfort for family members, guests, or a home office setup. Practical touches like a boot bench and drop zone in the mudroom add convenience to your daily routine, while a covered rear patio extends your living space outdoors-ideal for entertaining or relaxing in any season. The brick and siding exterior gives the home a classic, charming look, and the two-car garage provides ample space for vehicles and storage. Built with energy efficiency in mind, the Adams IV H floor plan not only supports a comfortable lifestyle but also helps reduce utility costs over time. From style to sustainability, this home is the perfect blend of smart design and timeless appeal.

Key facts

• Double vanity
• Open floor plan
• Walk in closet

Tags

• ENERGY EFFICIENT
• OPEN FLOOR PLAN
• MODERN RECESSED LIGHTING
• WALK IN CLOSET
• DOUBLE VANITY
• SEPARATE WALK IN SHOWER

🏗️ New construction. The $491,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $541,493.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $492k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-772 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $430k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $376k (23.6% below list).
• Recommended offer: $376k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 243 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 38% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $58k of equity ($4k loan paydown + $54k 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 ~$93k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 485 days — a 12% lower offer ($433k) is reasonable based on typical stale-listing flexibility.

Recommended offer $376,023 (23.6% 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 485 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.69% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $541,493
• List price: $491,990
• Delta: -9.14%
• 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
7014 Huddersfield Ln SE	0.04mi	4/3.0	2,903 (+7%)	6mo	$531,381	$183	82
7102 Springwell Ct SE	0.17mi	4/2.0	2,641 (-3%)	4mo	$462,298	$175	80
7118 Springwell Ct SE	0.17mi	4/2.0	2,636 (-3%)	4mo	$461,712	$175	80
7115 Springwell Ct SE	0.17mi	4/2.0	2,641 (-3%)	6mo	$490,411	$186	79
7110 Springwell Ct SE	0.17mi	4/2.5	2,544 (-6%)	5mo	$460,571	$181	76
8887 Mountain Preserve Blvd SE	0.11mi	4/3.0	3,013 (+11%)	4mo	$541,821	$180	73
8883 Mountain Preserve Blvd SE	0.11mi	4/3.0	3,013 (+11%)	6mo	$537,495	$178	72
7114 Springwell Ct SE	0.17mi	4/3.0	3,022 (+11%)	3mo	$498,848	$165	71
7104 Springwell Ct SE	0.18mi	4/3.0	3,022 (+11%)	5mo	$503,912	$167	69
7112 Springwell Ct SE	0.17mi	4/2.0	2,314 (-15%)	4mo	$435,990	$188	60
8803 Bryson Ter SE	0.26mi	4/2.0	2,314 (-15%)	3mo	$461,294	$199	57
9018 Mountain Preserve Blvd	0.24mi	4/2.0	2,314 (-15%)	6mo	$390,000	$169	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $245,827
• Equity at exit: $487,820

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $762,678
• Equity at exit: $1,052,002

Cash invested: $151,618 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 45 active · 23 under contract
• Months of supply: 7.7 mo (13%/mo absorbed)
• Median asking: $451,990 ($173/sqft)
• Median days on market: 471 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +15.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35748

• Home prices YoY: 4.0%
• Active inventory: 243
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,760 medium
• Mortgage (P&I): −$2,840
• Tax est. 1.5%: −$677 /mo · $8,122/yr
• Insurance: −$226
• HOA: −$0
• Vacancy / Maint / Mgmt: −$790
• Net cashflow: $-772

Break-even live

Break-even rent $4,737

Max offer price $429,848

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-584	+0% $-772	+5% $-959	+10% $-1,146
Rent	-10% $-1,069	-5% $-920	+0% $-772	+5% $-623	+10% $-474
Rate	-1.0pp $-499	-0.5pp $-634	base $-772	+0.5pp $-912	+1.0pp $-1,055

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: $135,373
• Closing costs: $16,245
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	0d	1	0.09mi
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	109d	1	0.37mi

Listing history 50 events

1. 2026-09-21
   days on market $491,990 Active 485 DOM
2. 2026-09-20
   days on market $491,990 Active 484 DOM
3. 2026-09-19
   days on market $491,990 Active 483 DOM
4. 2026-09-18
   days on market $491,990 Active 482 DOM
5. 2026-09-17
   days on market $491,990 Active 481 DOM
6. 2026-09-16
   days on market $491,990 Active 480 DOM
7. 2026-09-15
   days on market $491,990 Active 479 DOM
8. 2026-09-14
   days on market $491,990 Active 478 DOM
9. 2026-09-13
   days on market $491,990 Active 477 DOM
10. 2026-09-12
    days on market $491,990 Active 476 DOM
11. 2026-09-11
    days on market $491,990 Active 475 DOM
12. 2026-09-05
    days on market $491,990 Active 469 DOM
13. 2026-09-04
    days on market $491,990 Active 468 DOM
14. 2026-09-03
    days on market $491,990 Active 467 DOM
15. 2026-08-31
    days on market $491,990 Active 464 DOM
16. 2026-08-30
    days on market $491,990 Active 463 DOM
17. 2026-08-29
    days on market $491,990 Active 462 DOM
18. 2026-08-28
    days on market $491,990 Active 461 DOM
19. 2026-08-27
    days on market $491,990 Active 460 DOM
20. 2026-08-25
    days on market $491,990 Active 458 DOM
21. 2026-08-24
    days on market $491,990 Active 457 DOM
22. 2026-08-23
    days on market $491,990 Active 456 DOM
23. 2026-08-22
    days on market $491,990 Active 455 DOM
24. 2026-08-21
    days on market $491,990 Active 454 DOM
25. 2026-08-20
    days on market $491,990 Active 453 DOM
26. 2026-08-19
    days on market $491,990 Active 452 DOM
27. 2026-08-18
    days on market $491,990 Active 451 DOM
28. 2026-08-17
    days on market $491,990 Active 450 DOM
29. 2026-08-16
    days on market $491,990 Active 449 DOM
30. 2026-08-15
    days on market $491,990 Active 448 DOM
31. 2026-08-14
    days on market $491,990 Active 447 DOM
32. 2026-08-13
    days on market $491,990 Active 446 DOM
33. 2026-08-12
    days on market $491,990 Active 445 DOM
34. 2026-08-11
    days on market $491,990 Active 444 DOM
35. 2026-08-10
    days on market $491,990 Active 443 DOM
36. 2026-08-09
    days on market $491,990 Active 442 DOM
37. 2026-08-08
    days on market $491,990 Active 441 DOM
38. 2026-08-07
    days on market $491,990 Active 440 DOM
39. 2026-08-06
    days on market $491,990 Active 439 DOM
40. 2026-08-05
    days on market $491,990 Active 438 DOM
41. 2026-08-04
    days on market $491,990 Active 437 DOM
42. 2026-08-03
    days on market $491,990 Active 436 DOM
43. 2026-07-31
    days on market $491,990 Active 433 DOM
44. 2026-07-29
    days on market $491,990 Active 431 DOM
45. 2026-07-27
    days on market $491,990 Active 429 DOM
46. 2026-07-25
    days on market $491,990 Active 427 DOM
47. 2026-07-23
    days on market $491,990 Active 425 DOM
48. 2026-07-22
    days on market $491,990 Active 424 DOM
49. 2026-07-21
    days on market $491,990 Active 423 DOM
50. 2026-07-18
    days on market $491,990 Active 420 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $45,123
• − Mortgage interest: −$30,332
• − Property taxes: −$8,122
• − Insurance: −$2,707
• − Repairs & maintenance: −$3,610
• − Management: −$3,610
• − Depreciation: −$15,753
• Taxable loss: −$19,011
• Est. tax savings @ 24.0%: +$4,563
• After-tax cash flow: $-4,696/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a spacious and well-designed layout, perfect for growing families or those who love to entertain. Updates to paint, landscaping, and modernize the kitchen and bathrooms would significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Hampton Cove Elementary B+ AL #32/627 Nat'l #4,125/41,679 Middle Hampton Cove Middle School B AL #12/257 Nat'l #2,008/14,009 High Huntsville High School D- AL #18/305 Nat'l #6,672/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 7,311
• Household income: $118,365
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 13% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 1%

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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: ▲ 13.02%
• Current HPI: 337.7613
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+1.0% since first listed

2 events — show timeline

• 2025-05-28 Price Changed $491,990 Zillow
• 2025-05-24 Listed $486,990 Zillow