2716 NW Clayton Dr NW · Huntsville, AL 35810

$142,500

4 bd · 0.5 ba · 1,771 sqft · MultiFamily public records

Built 1979 8,712 sqft lot Est $223k · 36% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.3/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Key facts

• 8,712 sq ft lot
• 2 parking spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath multifamily listed at $142k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Cap rate 10.0% 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: Montview Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 227 students, 87% FRL); Chapman Middle School (math 2% / reading 23%, grade F, #216 of 257 statewide, top 86%, 368 students, 88% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 84% FRL vs 46% district-wide (38 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); 337 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 41% 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 $985 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,500

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $223,146
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2212 Old Blue Spgs NW	0.58mi	4/2.0	1,729 (-2%)	4mo	$215,000	$124	60
2733 Clayton Dr NW	0.13mi	4/3.0	1,700 (-4%)	21mo	$215,000	$126	60

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-526
• Equity at exit: $21,247

10-year hold

• IRR: 6.0%
• Equity multiple: 1.39×
• Total profit: $15,410
• Equity at exit: $12,321

Cash invested: $39,900 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,747 high
• Mortgage (P&I): −$747
• Tax from tax record: −$139 /mo · $1,667/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $435

Break-even live

Break-even rent $1,197

Max offer price $142,500

Occupancy floor 70%

Sensitivity live

Price	-10% $515	-5% $475	+0% $435	+5% $394	+10% $354
Rent	-10% $297	-5% $366	+0% $435	+5% $504	+10% $573
Rate	-1.0pp $506	-0.5pp $471	base $435	+0.5pp $398	+1.0pp $360

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2707 Garvin Rd NW Huntsville, AL	4.0	2.0	2284	$1,450	$0.63	24d	1	0.05mi
2712 Garvin Rd NW Huntsville, AL	4.0	2.0	2528	$1,975	$0.78	14d	1	0.09mi
2712 Garvin Rd NW Huntsville, AL	4.0	2.0	2528	$2,000	$0.79	44d	1	0.09mi
2502 Hill St NW Huntsville, AL	3.0	1.0	1288	$1,200	$0.93	44d	1	0.11mi
2416 Hanover Dr NW Huntsville, AL	3.0	2.0	1300	$1,395	$1.07	44d	1	0.34mi
2620 Thornhill Rd NW Huntsville, AL	3.0	2.5	2411	$2,500	$1.04	44d	1	0.49mi
2601 Blue Spring Rd NW Huntsville, AL	3.0	1.5	1700	$1,350	$0.79	24d	1	0.57mi
3303 Barton Ave NW Huntsville, AL	3.0	2.0	1750	$1,600	$0.91	44d	1	0.58mi
2613 Skyline Dr NW Huntsville, AL	4.0	2.0	1572	$1,695	$1.08	24d	1	0.61mi
3406 Oakmont Ave NW Huntsville, AL	3.0	2.0	1389	$1,600	$1.15	44d	1	0.64mi
3309 Charleston Ave NW Huntsville, AL	3.0	2.0	1425	$1,375	$0.96	21d	1	0.65mi
3721 Broadmor Rd NW Huntsville, AL	3.0	1.5	1423	$1,450	$1.02	44d	1	0.82mi
743 W Arbor Dr NW Huntsville, AL	4.0	2.0	2000	$1,600	$0.80	24d	1	0.84mi
3013 Kirkland Dr NW Huntsville, AL	3.0	1.5	1324	$1,295	$0.98	44d	1	0.85mi
3205 Lewisburg Dr NW Huntsville, AL	3.0	2.0	1408	$1,600	$1.14	24d	1	0.90mi
2201 Shady Lane Dr NW Huntsville, AL	3.0	1.5	1472	$3,000	$2.04	44d	1	0.93mi
3616 Hester Ln NW Huntsville, AL	4.0	2.0	1650	$1,350	$0.82	44d	1	0.97mi
2215 Shady Lane Dr NW Huntsville, AL	4.0	1.0	1450	$1,500	$1.03	44d	1	0.99mi
3306 Reynolds Dr NW Huntsville, AL	3.0	2.0	1636	$1,800	$1.10	24d	1	1.00mi
3203 Dyas Dr NW Huntsville, AL	3.0	2.0	1346	$2,100	$1.56	24d	1	1.03mi
3503 Crestmore Cir NW Huntsville, AL	3.0	2.0	2115	$1,475	$0.70	14d	1	1.07mi
2801 Penland Ave NW Huntsville, AL	3.0	2.0	1650	$1,450	$0.88	24d	1	1.08mi
3606 Crestmore Ave NW Huntsville, AL	4.0	2.0	1275	$1,400	$1.10	21d	1	1.09mi
3505 Mastin Lake Rd NW Huntsville, AL	3.0	2.0	1376	$2,000	$1.45	44d	1	1.21mi
3304 Caywood Dr NW Huntsville, AL	3.0	1.5	1300	$1,475	$1.13	24d	1	1.33mi
3415 Mimosa Ln NW Huntsville, AL	3.0	2.0	1320	$1,590	$1.20	44d	1	1.37mi
4216 Chalet Cir NW Huntsville, AL	3.0	2.0	1296	$1,500	$1.16	24d	1	1.38mi
641 Dawson Ter NW Huntsville, AL	4.0	2.0	1506	$1,675	$1.11	14d	1	1.40mi
4700 Sparkman Dr NW Huntsville, AL	3.0	1.5	1554	$1,350	$0.87	24d	1	1.40mi
4214 Fortson Ln NW Huntsville, AL	3.0	2.0	1308	$1,395	$1.07	44d	1	1.40mi

Listing history 2 events

1. 2026-05-29
   historical
2. 2026-05-28
   listed $142,500

ⓘ 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: $1,667 · $139/mo
• Projected year-2 tax: $1,667 · $139/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 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $20,965
• − Mortgage interest: −$7,982
• − Property taxes: −$1,667
• − Insurance: −$712
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$4,145
• Taxable income: $3,104
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $4,471/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

2 events — show timeline

• 2026-05-29 Delisted — VMLS
• 2026-05-28 Listed $142,500 VMLS

Property tax history

+11.2%/yr

Latest (2024): $1,667 · +0.0% YoY. Source: county tax records.