93 She Oak Dr #37 · Huntsville, AL 35824

$267,900

3 bd · 2.5 ba · 1,613 sqft · Townhouse · 45 Days on market

3,210 sqft lot $166/sqft · 26% below area Est $360k · 26% under $150/mo HOA · 8% 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 +5.9/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Rent growth +1.6/5.0
• DSCR +0.2/10.0

Listing remarks

Under Construction-Experience the exquisite lifestyle that awaits in the beautiful established Lake Forest community just minutes from Redstone Arsenal, Town Madison, and Research Park. Enjoy a low maintenance, lock and leave lifestyle with premium features often considered upgrades in other townhomes: full brick exterior, private garage, sprinkler system, tile backsplash, designer lighting, 3cm quartz counter tops, undercounter lights, crown molding, and a luxurious tile shower. After a long day, relax by the expansive Clubhouse Pool, stroll around the 33 acre community lake, admire the swans from the gazebo, or enjoy the fitness, center and tennis courts. ESTIMATED COMPLETION: August

Key facts

• Full brick exterior
• Private garage
• Sprinkler system

Tags

• FULL BRICK EXTERIOR
• PRIVATE GARAGE
• SPRINKLER SYSTEM
• TILE BACKSPLASH
• DESIGNER LIGHTING
• 3CM QUARTZ COUNTER TOPS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual HOA fee for grounds maintenance; Community clubhouse, pool, tennis courts, playground, walking trails, sidewalks, common grounds; Subdivision: Lake Forest

Exterior

• Parking: Attached one-car garage with garage door opener
• Utilities: Public sewer; Public water
• Home design: Residential townhouse; Two levels; New construction
• Construction: Brick construction; Slab foundation
• Exterior features: Concrete driveway; Sidewalk; Sprinkler system; Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Garbage disposal; Electric water heater
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Electric cooling; Thermostat (energy efficient)
• Interior features: Double-pane windows; Low-flow plumbing fixtures; Security system

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $268k.

Deal economics

• At list price, monthly cash flow is $-530 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (30.5% below list).
• Recommended offer: $186k (30.5% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $20k of equity ($2k loan paydown + $18k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,284 (30.5% 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 45 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 12.0

CMA / ARV

• ARV (median comp): $360,384
• List price: $267,900
• Delta: -25.66%
• 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
67 Atherton Cir	0.13mi	3/2.0	1,705 (+6%)	14mo	$299,000	$175	71
411 Ripple Lake Dr SW	0.48mi	3/2.0	1,850 (+15%)	2mo	$340,000	$184	49
457 Legend Oak Way SW	0.57mi	3/2.0	1,837 (+14%)	2mo	$333,000	$181	46
402 Tillane Park Cir SW	0.51mi	3/2.0	1,850 (+15%)	7mo	$345,000	$186	44
418 Ripple Lake Dr SW	0.53mi	3/2.0	1,837 (+14%)	8mo	$340,000	$185	43
410 Tillane Park Cir	0.53mi	3/2.0	1,837 (+14%)	9mo	$315,000	$171	43
8609 Quinn Dr SW	0.51mi	3/2.0	1,839 (+14%)	12mo	$338,500	$184	41
441 Legend Oak Way SW	0.51mi	3/2.0	1,828 (+13%)	17mo	$335,000	$183	38
416 Raleigh Elm Dr	0.55mi	3/2.0	1,839 (+14%)	14mo	$325,000	$177	37
402 Ripple Lake Dr SW	0.47mi	3/2.0	1,850 (+15%)	21mo	$325,000	$176	34
470 SW Raleigh Elm Dr	0.70mi	3/2.0	1,854 (+15%)	9mo	$330,000	$178	33
434 Ripple Lake Dr SW	0.58mi	3/2.0	1,850 (+15%)	18mo	$340,000	$184	31

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: 9.4%
• Equity multiple: 1.66×
• Total profit: $49,298
• Equity at exit: $180,146

10-year hold

• IRR: 10.0%
• Equity multiple: 3.13×
• Total profit: $159,426
• Equity at exit: $337,325

Cash invested: $75,012 (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: 12.0×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$1,405
• Tax est. 1.5%: −$335 /mo · $4,018/yr
• Insurance: −$112
• HOA: −$150
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-530

Break-even live

Break-even rent $2,533

Max offer price $191,244

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-437	+0% $-530	+5% $-622	+10% $-715
Rent	-10% $-677	-5% $-603	+0% $-530	+5% $-456	+10% $-383
Rate	-1.0pp $-395	-0.5pp $-462	base $-530	+0.5pp $-599	+1.0pp $-670

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: $66,975
• Closing costs: $8,037
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Shadow Ct SW Huntsville, AL	3.0	2.0	1480	$1,650	$1.11	45d	1	0.12mi
5 Atherton Cir SW Huntsville, AL	3.0	2.5	1908	$2,500	$1.31	25d	1	0.12mi
27 Atherton Cir SW Unit N Huntsville, AL	3.0	2.0	1780	$1,900	$1.07	25d	1	0.13mi
44 Atherton Cir SW Huntsville, AL	3.0	2.0	1742	$2,000	$1.15	45d	1	0.18mi
242 Shadow Ct SW Huntsville, AL	4.0	2.5	2227	$1,750	$0.79	45d	1	0.25mi
241 Shadow Ct SW Huntsville, AL	3.0	2.5	1650	$1,700	$1.03	45d	1	0.29mi
226 Shadow Ct SW Huntsville, AL	4.0	2.0	1820	$1,750	$0.96	15d	1	0.31mi
240 Martin Rd SW Huntsville, AL	1.0–3.0	1.0–2.0	946	$1,650	$1.74	25d	1	0.32mi
404 Tillane Park Cir SW Huntsville, AL	3.0	2.0	1850	$2,050	$1.11	45d	1	0.53mi
439 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1837	$2,150	$1.17	45d	1	0.60mi
441 Ripple Lake Dr SW Huntsville, AL	3.0	2.0	1850	$2,150	$1.16	25d	1	0.61mi
109 Brushcreek Dr SW Huntsville, AL	3.0	2.0	1378	$1,595	$1.16	25d	1	0.68mi
475 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1950	$2,050	$1.05	45d	1	0.78mi
483 E Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1826	$2,000	$1.10	25d	1	0.81mi
556 Martin Rd SW Huntsville, AL	1.0–3.0	1.0–2.0	1079	$1,834	$1.70	15d	111	0.84mi
102 Sandpiper Ct SW Huntsville, AL	4.0	2.0	1897	$1,750	$0.92	45d	1	0.88mi
1 Nestledown Dr SW Huntsville, AL	2.0–3.0	2.0–3.0	1231	$2,399	$1.95	15d	1	0.89mi
525 W Mossyleaf Dr SW Huntsville, AL	3.0	2.0	1672	$1,700	$1.02	25d	1	0.97mi
103 Kestrel Ct SW Huntsville, AL	3.0	2.5	1972	$1,950	$0.99	46d	1	0.98mi
702 Sluice Dr SW Huntsville, AL	3.0	2.0	1850	$1,850	$1.00	45d	1	1.07mi
32 Ashbury Woods Dr Huntsville, AL	1.0–3.0	1.0–2.0	1146	$1,409	$1.23	15d	17	1.10mi
119 Windsor Hill Rd SW Unit 119 Huntsville, AL	3.0	2.5	1768	$1,800	$1.02	25d	1	1.36mi
103 Rainwood Dr SW Huntsville, AL	4.0	2.5	2155	$2,400	$1.11	45d	1	1.42mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-22
   days on market $267,900 Active 45 DOM
2. 2026-06-18
   days on market $267,900 Active 42 DOM
3. 2026-06-17
   days on market $267,900 Active 41 DOM
4. 2026-06-16
   days on market $267,900 Active 40 DOM
5. 2026-06-15
   days on market $267,900 Active 39 DOM
6. 2026-06-14
   days on market $267,900 Active 37 DOM
7. 2026-06-10
   days on market $267,900 Active 34 DOM
8. 2026-06-09
   days on market $267,900 Active 33 DOM
9. 2026-06-08
   days on market $267,900 Active 32 DOM
10. 2026-06-07
    days on market $267,900 Active 31 DOM
11. 2026-06-03
    days on market $267,900 Active 27 DOM
12. 2026-06-02
    days on market $267,900 Active 26 DOM
13. 2026-06-01
    days on market $267,900 Active 25 DOM
14. 2026-05-31
    days on market $267,900 Active 24 DOM
15. 2026-05-30
    days on market $267,900 Active 23 DOM
16. 2026-05-07
    listed $267,900 Active 694-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,354
• − Mortgage interest: −$15,007
• − Property taxes: −$4,018
• − Insurance: −$1,340
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − HOA: −$1,800
• − Depreciation: −$7,793
• Taxable loss: −$11,181
• Est. tax savings @ 24.0%: +$2,683
• After-tax cash flow: $-3,674/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

1 event — show timeline

• 2026-05-07 Listed $267,900 VMLS