4806 Rumson Rd NW · Huntsville, AL 35810

$139,900

3 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 97 Days on market

Built 1960 8,276 sqft lot $98/sqft · 22% below area Est $179k · 22% under

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Why this score? — see what drove the C+ 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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4806 Rumson Rd NW in Huntsville, AL! This charming one-story home offers 3 bedrooms and 1 full bathroom with a functional layout designed for comfortable living. Inside, you’ll find both a spacious living room and a separate family room, providing plenty of space for relaxing, entertaining, or creating a home office or play area. The single-level design makes daily living convenient, while the bedrooms offer cozy retreats. Located in an established neighborhood with easy access to schools, shopping, dining, and major roads, this home is a great opportunity for first-time buyers, families, or investors looking for a solid property in Huntsville.

Key facts

• 8,276 sq ft lot
• Built 1960
• Listed 97 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents soft (-0.1%/yr); 337 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 34% 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 $967 of loan paydown is wiped out by about $4k 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 97 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.03% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $179,375
• List price: $139,900
• Delta: -22.01%
• 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
4505 Lakeview Dr	0.20mi	3/2.0	1,434 (+1%)	10mo	$209,000	$146	78
4209 Memorial Parkway North N	0.35mi	3/2.0	1,403 (-2%)	2mo	$185,000	$132	76
2118 Medaris Rd NW	0.06mi	3/1.0	1,237 (-13%)	1mo	$185,500	$150	74
2206 Lynn Rd NW	0.38mi	3/1.5	1,421 (-0%)	7mo	$155,000	$109	74
2228 Norris Rd	0.52mi	3/1.5	1,422 (-0%)	14mo	$144,643	$102	62
2419 Tuxedo Dr NW	0.56mi	3/1.0	1,306 (-8%)	1mo	$79,000	$60	59
6000 NW Belgrade Dr	0.57mi	3/1.0	1,275 (-10%)	4mo	$150,000	$118	52
6005 Sandia Blvd NW	0.70mi	3/1.5	1,330 (-7%)	6mo	$165,000	$124	50
4201 Memorial Parkway North	0.41mi	3/2.0	1,228 (-14%)	10mo	$110,000	$90	46
2213 NW Lynn Rd	0.51mi	3/1.5	1,614 (+13%)	13mo	$229,900	$142	42
2113 Harris Rd	0.64mi	3/2.0	1,550 (+9%)	14mo	$144,643	$93	40
4604 Rochell Dr	0.63mi	3/2.0	1,248 (-12%)	9mo	$210,000	$168	38

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-12,772
• Equity at exit: $20,860

10-year hold

• IRR: -4.1%
• Equity multiple: 0.76×
• Total profit: $-9,316
• Equity at exit: $12,096

Cash invested: $39,172 (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: 337
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$734
• Tax from tax record: −$128 /mo · $1,540/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $222

Break-even live

Break-even rent $1,165

Max offer price $139,900

Occupancy floor 80%

Sensitivity live

Price	-10% $301	-5% $262	+0% $222	+5% $182	+10% $143
Rent	-10% $108	-5% $165	+0% $222	+5% $279	+10% $336
Rate	-1.0pp $293	-0.5pp $258	base $222	+0.5pp $186	+1.0pp $149

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2117 Griffith Dr NW Huntsville, AL	3.0	1.0	1000	$1,095	$1.09	24d	1	0.08mi
2117 Atkins Dr NW Huntsville, AL	3.0	2.0	1250	$1,699	$1.36	24d	1	0.12mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	14d	1	0.16mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	24d	1	0.18mi
2113 Norris Rd NW Huntsville, AL	3.0	1.0	1372	$1,550	$1.13	44d	1	0.26mi
4408 Kenwood Dr NW Huntsville, AL	3.0	1.5	1520	$1,195	$0.79	44d	1	0.35mi
2106 Sullivan Rd NW Huntsville, AL	3.0	1.5	1690	$1,195	$0.71	45d	1	0.51mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	44d	1	0.54mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	14d	1	0.57mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	44d	1	0.58mi
2206 Harris Rd NW Huntsville, AL	3.0	1.0	1354	$1,400	$1.03	44d	1	0.64mi
6022 Belgrade Dr NW Huntsville, AL	3.0	1.5	1015	$1,320	$1.30	24d	1	0.68mi
2032 Ricky Rd NW Huntsville, AL	4.0	2.0	1181	$1,523	$1.29	21d	1	0.69mi
2212 Ricky Rd NW Huntsville, AL	3.0	2.0	1539	$1,400	$0.91	24d	1	0.70mi
3811 Lakeview Dr NW Huntsville, AL	3.0	2.0	1707	$1,350	$0.79	44d	1	0.85mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	44d	1	0.93mi
5025 Blue Spring Rd NW Huntsville, AL	3.0	2.5	1273	$1,195	$0.94	14d	2	0.97mi
2602 Gibson St NW Huntsville, AL	4.0	2.0	1795	$1,625	$0.91	44d	1	0.97mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	24d	1	1.04mi
3606 Lakewood Rd NW Huntsville, AL	3.0	1.5	1408	$1,400	$0.99	44d	1	1.05mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	45d	1	1.05mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	24d	1	1.06mi
6214 Belgrade Dr NW Huntsville, AL	3.0	1.5	1350	$1,095	$0.81	44d	1	1.08mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	44d	1	1.17mi
114 Whitestone Dr NE Huntsville, AL	3.0	2.0	1784	$1,356	$0.76	44d	1	1.20mi
2506 Jeri St NW Huntsville, AL	3.0	1.5	1274	$1,400	$1.10	24d	1	1.23mi
148 Whitestone Dr NE Huntsville, AL	3.0	2.0	1594	$1,550	$0.97	24d	1	1.31mi
200 Whitestone Dr NE Huntsville, AL	3.0	2.0	1300	$1,525	$1.17	44d	1	1.34mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	24d	1	1.38mi
3202 Deerfield Rd NW Huntsville, AL	3.0	2.0	1234	$1,425	$1.15	44d	1	1.40mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	44d	1	1.45mi
228 Dormont Dr NE Huntsville, AL	3.0	2.0	1328	$1,745	$1.31	24d	1	1.48mi

Listing history 21 events

1. 2026-06-18
   days on market $139,900 Active 97 DOM
2. 2026-06-17
   days on market $139,900 Active 96 DOM
3. 2026-06-16
   days on market $139,900 Active 95 DOM
4. 2026-06-15
   days on market $139,900 Active 94 DOM
5. 2026-06-14
   days on market $139,900 Active 92 DOM
6. 2026-06-10
   days on market $139,900 Active 89 DOM
7. 2026-06-09
   days on market $139,900 Active 88 DOM
8. 2026-06-08
   days on market $139,900 Active 87 DOM
9. 2026-06-07
   days on market $139,900 Active 86 DOM
10. 2026-06-03
    days on market $139,900 Active 82 DOM
11. 2026-06-02
    days on market $139,900 Active 81 DOM
12. 2026-06-01
    days on market $139,900 Active 80 DOM
13. 2026-05-31
    days on market $139,900 Active 79 DOM
14. 2026-05-30
    days on market $139,900 Active 78 DOM
15. 2026-04-14
    price $149,900 669-char remark

    Show marketing remark (669 chars)

    Welcome to 4806 Rumson Rd NW in Huntsville, AL! This charming one-story home offers 3 bedrooms and 1 full bathroom with a functional layout designed for comfortable living. Inside, you’ll find both a spacious living room and a separate family room, providing plenty of space for relaxing, entertaining, or creating a home office or play area. The single-level design makes daily living convenient, while the bedrooms offer cozy retreats. Located in an established neighborhood with easy access to schools, shopping, dining, and major roads, this home is a great opportunity for first-time buyers, families, or investors looking for a solid property in Huntsville.

16. 2026-03-13
    listed $154,900 Active 669-char remark

    Show marketing remark (669 chars)

    Welcome to 4806 Rumson Rd NW in Huntsville, AL! This charming one-story home offers 3 bedrooms and 1 full bathroom with a functional layout designed for comfortable living. Inside, you’ll find both a spacious living room and a separate family room, providing plenty of space for relaxing, entertaining, or creating a home office or play area. The single-level design makes daily living convenient, while the bedrooms offer cozy retreats. Located in an established neighborhood with easy access to schools, shopping, dining, and major roads, this home is a great opportunity for first-time buyers, families, or investors looking for a solid property in Huntsville.

17. 2024-09-03
    soldstatus $640,800
18. 2021-10-22
    soldstatus $120,000
19. 2021-10-14
    soldstatus $120,000 Sold 363-char remark

    Show marketing remark (363 chars)

    This charming 3 bedroom, 1 bath rancher is perfect! It features a new updated kitchen with beautiful cabinets, large breakfast area, living room, family room, inside laundry, central heat/air and additional gas wall heater. Situated on a beautifully treed lot with fencing and a covered relaxing front porch. Also two very nice size storage buildings. A must see!

20. 2021-10-04
    status Pending 363-char remark

    Show marketing remark (363 chars)

    This charming 3 bedroom, 1 bath rancher is perfect! It features a new updated kitchen with beautiful cabinets, large breakfast area, living room, family room, inside laundry, central heat/air and additional gas wall heater. Situated on a beautifully treed lot with fencing and a covered relaxing front porch. Also two very nice size storage buildings. A must see!

21. 2021-09-28
    listed $119,900 Active 363-char remark

    Show marketing remark (363 chars)

    This charming 3 bedroom, 1 bath rancher is perfect! It features a new updated kitchen with beautiful cabinets, large breakfast area, living room, family room, inside laundry, central heat/air and additional gas wall heater. Situated on a beautifully treed lot with fencing and a covered relaxing front porch. Also two very nice size storage buildings. A must see!

ⓘ 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: $1,540 · $128/mo
• Projected year-2 tax: $1,540 · $128/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,352
• − Mortgage interest: −$7,837
• − Property taxes: −$1,540
• − Insurance: −$700
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$4,070
• Taxable income: $430
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $2,561/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

+25.0% since first listed

7 events — show timeline

• 2026-04-14 Price Changed $149,900 VMLS
• 2026-03-13 Listed $154,900 VMLS
• 2024-09-03 Sold (Public Records) $640,800 Public Records
• 2021-10-22 Sold (Public Records) $120,000 Public Records
• 2021-10-14 Sold (MLS) $120,000 VMLS
• 2021-10-04 Pending — VMLS
• 2021-09-28 Listed $119,900 VMLS

Property tax history

+17.8%/yr

Latest (2024): $1,540 · +17.8% YoY. Source: county tax records.