15908 NW Big Ben Dr · Huntsville, AL 35749

$338,900

4 bd · 2.0 ba · 2,314 sqft · SingleFamily · 8 Days on market

Built 2024 10,018 sqft lot $146/sqft · at area comps Est $351k · at est. $13/mo HOA · 1% 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).

• Cash flow +11.6/30.0
• ARV discount +9.0/15.0
• Livability +4.1/5.0
• DSCR +3.4/10.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

10k towards closing Full brick 4 BR, 2BA upgraded plan w/ no carpet better than new. Upgrades double vanity, garden tub, separate shower & walk-in closet in the master bath, double vanity 2nd bath, Stainless kitchen appliance w/ Fridge kitchen island, tile backsplash, walk-in pantry, boot bench & cov front porch & rear patio, undermount sinks, custom kitchen backsplash, recessed/pendant lights, landscaping with stone edging, gutters, stone address blocks & soaring 10 & 11 foot ceilings, vinyl low E-3 tilt-in windows, drop zone in mudroom, Laundry & closets have wooden shelving, 5 panel doors, new privacy fence. Baths has ceramic tile & granite coun

Key facts

• Double vanity
• Walk-in closet
• Separate shower

Tags

• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER
• WALK-IN CLOSET
• STAINLESS KITCHEN APPLIANCE
• KITCHEN ISLAND

Property features AI

Finance

• Other: Lot approximately 0.23 acres (10,018.8 sq ft) with irregular dimensions
• HOA & community: Homeowners association with annual fee of $160; Community common grounds; Subdivision: Tunlaw Ridge; Community curbs

Exterior

• Parking: Attached two-car garage with automatic opener and front-facing garage door
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One story; Built in 2024
• Construction: Brick construction; Slab foundation; Shingle roof (not specified but standard — roof type not listed)
• Exterior features: Curbs and gutters; Concrete driveway; Sidewalk; Underground utilities; See remarks

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: 9 total rooms; No fireplaces
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $320k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (28.5% below list).
• Recommended offer: $242k (28.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Providence Elementary (math 14% / reading 42%, grade F, #385 of 627 statewide, top 62%, 848 students, 52% 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).
• Market conditions: Rents flat; 666 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); solid renter incomes; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $242,265 (28.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.32%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (median comp): $350,622
• List price: $338,900
• Delta: -3.34%
• 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
15776 Mizewell Ln	0.08mi	4/2.0	2,188 (-5%)	3mo	$350,000	$160	85
29672 Robert Lee Ct	0.24mi	4/2.5	2,227 (-4%)	1mo	$227,500	$102	80
15717 Clayton Royce Dr NW	0.42mi	3/2.0 (-1)	2,280 (-2%)	3mo	$343,000	$150	70
15641 Mizewell Ln NW	0.23mi	4/3.0	2,092 (-10%)	5mo	$337,819	$161	65
29635 Limestone Creek Way	0.53mi	3/2.5 (-1)	2,286 (-1%)	2mo	$377,242	$165	64
29900 Thunderpaw Dr	0.44mi	4/2.0	2,536 (+10%)	2mo	$328,000	$129	62
15375 Bees St NW	0.30mi	5/3.0 (+1)	2,092 (-10%)	3mo	$325,990	$156	59
29376 Canoe Cir	0.54mi	4/3.0	2,461 (+6%)	3mo	$399,900	$162	58
29794 Thunderpaw Dr	0.37mi	3/2.0 (-1)	2,584 (+12%)	1mo	$285,000	$110	57
29375 Canoe Cir	0.56mi	4/3.0	2,136 (-8%)	4mo	$348,000	$163	54
29518 Crawfish Dr	0.57mi	4/2.5	2,504 (+8%)	6mo	$379,534	$152	53
29258 Crawfish Dr	0.72mi	3/2.0 (-1)	2,441 (+6%)	4mo	$389,900	$160	49

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.29×
• Total profit: $-66,937
• Equity at exit: $50,531

10-year hold

• IRR: -18.9%
• Equity multiple: 0.07×
• Total profit: $-88,007
• Equity at exit: $29,302

Cash invested: $94,892 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 666
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,423 high
• Mortgage (P&I): −$1,777
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$141
• HOA: −$13
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-104

Break-even live

Break-even rent $2,554

Max offer price $320,500

Occupancy floor 99%

Sensitivity live

Price	-10% $88	-5% $-8	+0% $-104	+5% $-200	+10% $-296
Rent	-10% $-296	-5% $-200	+0% $-104	+5% $-8	+10% $87
Rate	-1.0pp $67	-0.5pp $-18	base $-104	+0.5pp $-192	+1.0pp $-281

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: $84,725
• Closing costs: $10,167
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15818 Trey Hughes Dr Harvest, AL	5.0	3.0	2662	$2,822	$1.06	44d	1	0.30mi
15980 Trey Hughes Dr Harvest, AL	4.0	2.5	1898	$1,686	$0.89	44d	1	0.35mi
29873 Copper Run Dr Harvest, AL	5.0	2.5	2966	$2,700	$0.91	15d	1	0.38mi
15881 Elaine Ct Unit 1250617P Harvest, AL	3.0	2.0	2497	$4,891	$1.96	14d	1	0.48mi
29419 Canoe Cir NW Harvest, AL	4.0	2.5	1964	$2,095	$1.07	24d	1	0.50mi
15626 Ironcrest Dr NW Harvest, AL	4.0	2.0	1815	$2,000	$1.10	24d	1	0.62mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	22d	1	0.80mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	24d	1	0.93mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	24d	1	1.01mi
14892 Smith Dr Harvest, AL	3.0	2.0	1905	$1,400	$0.73	44d	1	1.01mi
14892 Smith Dr Harvest, AL	3.0	2.0	1905	$1,200	$0.63	24d	1	1.01mi
192 Rosecliff Dr Harvest, AL	5.0	3.0	3100	$2,495	$0.80	24d	1	1.06mi
227 Poplar Hollow Dr Harvest, AL	4.0	3.0	2108	$2,100	$1.00	44d	1	1.10mi
30199 Plantation Park Dr NW Harvest, AL	5.0	3.0	2565	$3,000	$1.17	24d	1	1.10mi
110 Autumn Branch Dr Madison, AL	4.0	2.0	2515	$2,195	$0.87	14d	1	1.15mi
161 Autumn Branch Dr Madison, AL	3.0	2.0	1970	$1,750	$0.89	44d	1	1.22mi
111 Capote Dr Harvest, AL	4.0	2.0	2357	$1,850	$0.78	24d	1	1.30mi
29681 Westfield Dr Harvest, AL	4.0	2.5	2556	$1,874	$0.73	44d	1	1.36mi
219 Woodgrove Dr NW Madison, AL	4.0	3.0	2436	$2,950	$1.21	24d	1	1.42mi
218 Woodgrove Dr NW Madison, AL	5.0	3.5	2879	$3,000	$1.04	44d	1	1.44mi
127 Frankie Ln Madison, AL	3.0	2.0	2200	$1,800	$0.82	24d	1	1.45mi
14560 Water Stream Dr Madison, AL	4.0	2.0	1932	$1,950	$1.01	14d	1	1.47mi
29635 Laura Ridge Dr NW Harvest, AL	3.0	2.0	1844	$1,850	$1.00	14d	1	1.50mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: landscaping

Listing history 2 events

1. 2026-05-06
   status Pending 732-char remark
2. 2026-04-28
   listed $338,900 Active 732-char remark

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,389 · $116/mo
• Expected delta: +$350/yr (+$29/mo · 33.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $29,072
• − Mortgage interest: −$18,984
• − Property taxes: −$1,039
• − Insurance: −$1,694
• − Repairs & maintenance: −$2,326
• − Management: −$2,326
• − HOA: −$156
• − Depreciation: −$9,859
• Taxable loss: −$7,312
• Est. tax savings @ 24.0%: +$1,755
• After-tax cash flow: $505/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): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

3 events — show timeline

• 2026-06-15 Sold (MLS) $345,000 VMLS
• 2026-05-06 Pending — VMLS
• 2026-04-28 Listed $338,900 VMLS

Property tax history

+52.8%/yr

Latest (2025): $1,039 · +133.4% YoY. Source: county tax records.