Is 7721 Helen Ln in Huntsville, AL a good investment?

CashFlowRE grades it C- with a 5.8% cap rate and $-91/mo modeled cash flow at a $209,850 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 7721 Helen Ln?

The modeled cap rate is 5.8% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,762/month, from CashFlowRE's rent model.

C- Composite 54.2

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).

ARV discount +12.2/15.0
Cash flow +10.9/30.0
Appreciation +10.0/10.0
Condition / age +4.8/5.0
Livability +4.1/5.0
1% rule +3.4/10.0
DSCR +3.2/10.0
Rent growth +3.1/5.0
Schools +2.5/10.0

$209,850

7721 Helen Ln · Huntsville, AL 35806

3 bd · 2.5 ba · 1,446 sqft · Townhouse · 127 Days on market

Built 2026 Excellent condition 4,356 sqft lot $145/sqft · 10% below area Est $234k · 10% under $33/mo HOA · 2% of rent ↓ 5% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Under Construction-The Tyndall offers 3 bedrooms and 3 full baths. The main-level bedroom with a full bath is perfect for guests or a home office. Upstairs, enjoy a secluded primary suite with a walk-in closet and dual vanity. The third bedroom, located on the opposite side, also features a walk-in closet and private bathroom. High-end finishes include quartz countertops, stainless appliances, and luxury plank flooring. Storage is easy with an attached unit on the back patio. Visuals feature a similar home for inspiration. Pricing is the base starting point; final price varies based on upgrades and features selected.

Key facts

Quartz countertops
Main-level bedroom
Walk-in closet

What this means for you Summary

Snapshot

This is a 3-bed/2.5-bath townhouse listed at $210k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-91 ($-1k/yr) — negative.
To cash-flow at today's rent, offer at most $197k (6.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (16.0% below list).
Recommended offer: $176k (16.0% below list) — sets the bar for 1% rule.
Cap rate 5.8% 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 rising (+2.6%/yr); 270 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $22k of equity ($1k loan paydown + $21k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

It's been on market 127 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $176,235 (16.0% below list)

Questions for the listing agent

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?
It's been on market 127 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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: 0.84% ✗
Cap rate: 5.77%
Cash-on-cash: -1.86%
DSCR: 0.92
GRM: 9.9

CMA / ARV

ARV (median comp): $234,227
List price: $209,850
Delta: -10.41%
Verdict: UNDERPRICED
Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7578 Discovery Point Dr	0.06mi	3/2.5	1,485 (+3%)	0mo	$229,900	$155	92
7576 Discovery Point Dr	0.07mi	3/2.5	1,496 (+4%)	4mo	$229,900	$154	88
7709 Helen Ln	0.01mi	3/3.0	1,376 (-5%)	14mo	$233,447	$170	78
7705 Helen Ln #119	0.02mi	3/3.0	1,306 (-10%)	8mo	$214,850	$165	74
7583 Discovery Point Dr	0.08mi	3/2.5	1,554 (+8%)	12mo	$224,850	$145	74
7563 Discovery Point Dr	0.11mi	3/2.5	1,554 (+8%)	11mo	$227,350	$146	73
7561 Discovery Point Dr	0.11mi	3/2.5	1,554 (+8%)	11mo	$224,850	$145	73
7703 Helen Ln	0.03mi	3/3.0	1,306 (-10%)	9mo	$214,850	$165	73
7707 Helen Ln	0.01mi	3/3.0	1,306 (-10%)	10mo	$217,350	$166	73
7508 Discovery Point Dr	0.22mi	3/2.5	1,554 (+8%)	12mo	$224,850	$145	67
7509 Discovery Point Dr	0.22mi	3/2.5	1,554 (+8%)	14mo	$224,850	$145	65
7507 Discovery Point Dr	0.23mi	3/2.5	1,554 (+8%)	14mo	$224,850	$145	65

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 · 2.57% rent growth · sell at horizon

5-year hold

IRR: 22.8%
Equity multiple: 2.83×
Total profit: $107,784
Equity at exit: $189,050

10-year hold

IRR: 20.3%
Equity multiple: 6.46×
Total profit: $320,540
Equity at exit: $407,692

Cash invested: $58,758 (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: 8 active · 2 under contract
Months of supply: 24.0 mo (4%/mo absorbed)
Median asking: $222,350 ($172/sqft)
Median days on market: 86 d
This list price: lowest-priced of the active set
ARV vs active asking: -5.7% vs current asking $/sqft

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

ZIP-level market 35806

Home prices YoY: 20.0%
Rents YoY: 2.6%
Active inventory: 270
Price-to-rent: 9.9×

Monthly cashflow live

Estimated rent: $1,762 high interval (Pro) →
Mortgage (P&I): −$1,100
Tax est. 1.5%: −$262 /mo · $3,148/yr
Insurance: −$87
HOA: −$33
Lot rent: −$0
Vacancy / Maint / Mgmt: −$370
Net cashflow: $-91

Break-even live

Break-even rent $1,878

Max offer price $196,687

Occupancy floor —

Sensitivity live

Price	-10% $54	-5% $-18	+0% $-91	+5% $-163	+10% $-236
Rent	-10% $-230	-5% $-161	+0% $-91	+5% $-21	+10% $48
Rate	-1.0pp $15	-0.5pp $-38	base $-91	+0.5pp $-145	+1.0pp $-201

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: $52,462
Closing costs: $6,296
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7582 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	72d	1	0.08mi
7601 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1720	$1,720	$1.00	93d	1	0.08mi
7599 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	72d	1	0.08mi
7597 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1550	$1,800	$1.16	72d	1	0.08mi
7589 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	72d	1	0.09mi
7559 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1555	$2,450	$1.58	63d	1	0.13mi
710 Nick Fitcheard Rd NW Huntsville, AL	2.0	2.0	1200	$1,359	$1.13	63d	7	0.18mi
7502 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1626	$1,825	$1.12	93d	1	0.24mi
7500 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1527	$1,822	$1.19	63d	7	0.26mi
121 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,295	$1.38	93d	1	1.27mi
125 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,350	$1.44	93d	1	1.28mi
41 Addison Park Dr Huntsville, AL	1.0–3.0	1.0–2.0	1155	$1,635	$1.42	63d	45	1.34mi
741 Plummer Rd Huntsville, AL	1.0–3.0	1.0–2.0	1025	$1,744	$1.70	63d	15	1.40mi
1012 Scarlet Woods Huntsville, AL	2.0	2.0	1626	$1,699	$1.04	70d	1	1.47mi

Property features AI

Finance

Other: Energy-efficient features: water heater, programmable thermostat, radiant roof barrier, spray foam insulation
HOA & community: HOA with an annual fee of $395Community features include sidewalks and street lightsSubdivision: The Cottages At Discovery Point

Exterior

Parking: Parking pad
Utilities: Public sewerPublic water
Home design: TownhouseNew construction (2026)Two levels
Construction: Vinyl sidingFoam insulationSlab foundation
Exterior features: PatioPublic water

Interior

Kitchen: DishwasherDisposalRangeMicrowave
Bathrooms: Two full bathroomsOne half bathroom
Heating & cooling: Central heatingCentral cooling
Interior features: Double-pane windowsLow-flow plumbing fixtures

Listing history 50 events

2026-08-08

days on market $209,850 Active 127 DOM
2026-08-07

days on market $209,850 Active 126 DOM
2026-08-06

days on market $209,850 Active 125 DOM
2026-08-05

days on market $209,850 Active 124 DOM
2026-08-04

days on market $209,850 Active 123 DOM
2026-08-03

days on market $209,850 Active 122 DOM
2026-07-31

days on market $209,850 Active 119 DOM
2026-07-29

days on market $209,850 Active 117 DOM
2026-07-27

days on market $209,850 Active 115 DOM
2026-07-25

days on market $209,850 Active 113 DOM
2026-07-23

days on market $209,850 Active 111 DOM
2026-07-22

days on market $209,850 Active 110 DOM
2026-07-21

days on market $209,850 Active 109 DOM
2026-07-18

days on market $209,850 Active 106 DOM
2026-07-16

days on market $209,850 Active 104 DOM
2026-07-16

days on market $209,850 Active 103 DOM
2026-07-14

days on market $209,850 Active 102 DOM
2026-07-14

days on market $209,850 Active 101 DOM
2026-07-12

days on market $209,850 Active 100 DOM
2026-07-11

days on market $209,850 Active 99 DOM
2026-07-10

days on market $209,850 Active 98 DOM
2026-07-09

days on market $209,850 Active 97 DOM
2026-07-08

days on market $209,850 Active 96 DOM
2026-07-07

pricedays on market $209,850 Active 95 DOM
2026-07-06

days on market $219,850 Active 94 DOM
2026-07-05

days on market $219,850 Active 93 DOM
2026-07-03

days on market $219,850 Active 91 DOM
2026-07-02

days on market $219,850 Active 90 DOM
2026-07-01

days on market $219,850 Active 89 DOM
2026-06-30

days on market $219,850 Active 88 DOM
2026-06-29

days on market $219,850 Active 87 DOM
2026-06-28

days on market $219,850 Active 86 DOM
2026-06-28

days on market $219,850 Active 85 DOM
2026-06-27

days on market $219,850 Active 84 DOM
2026-06-25

days on market $219,850 Active 82 DOM
2026-06-23

days on market $219,850 Active 80 DOM
2026-06-22

days on market $219,850 Active 79 DOM
2026-06-18

days on market $219,850 Active 76 DOM
2026-06-17

days on market $219,850 Active 75 DOM
2026-06-16

days on market $219,850 Active 74 DOM
2026-06-15

days on market $219,850 Active 73 DOM
2026-06-14

days on market $219,850 Active 71 DOM
2026-06-10

days on market $219,850 Active 68 DOM
2026-06-09

days on market $219,850 Active 67 DOM
2026-06-08

days on market $219,850 Active 66 DOM
2026-06-07

days on market $219,850 Active 65 DOM
2026-06-03

days on market $219,850 Active 61 DOM
2026-06-02

days on market $219,850 Active 60 DOM
2026-06-01

days on market $219,850 Active 59 DOM
2026-05-31

days on market $219,850 Active 58 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $21,148
− Mortgage interest: −$11,755
− Property taxes: −$3,148
− Insurance: −$1,049
− Repairs & maintenance: −$1,692
− Management: −$1,692
− HOA: −$396
− Depreciation: −$6,105
Taxable loss: −$4,688

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,125
After-tax cash flow: $34/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 · 13 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for further value enhancement through minor updates.

Value-add opportunities

Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
Both Landscaping improvements — Well-maintained landscaping can increase both resale and rental value. ↑
Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
Both Upgrading the kitchen appliances — Upgrading to more energy-efficient or high-end appliances can increase both resale and rental value. ↑
Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, increasing both resale and rental value. ↑
Both Upgrading the flooring — Upgrading to more durable or aesthetically pleasing flooring can increase both resale and rental value. ↑
Both Adding a smart security system — A smart security system can increase both resale and rental value by providing peace of mind and added safety features. ↑

F Composite school gradezoned avg 25/100

Zoned Schools

Elementary Providence Elementary F AL #385/627 Nat'l #28,175/41,679 Middle Williams Middle School F AL #101/257 Nat'l #8,059/14,009 High Columbia High School F AL #220/305 Nat'l #15,534/17,239

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

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 County · 392,086 people
City population: 220,435
Metro: Huntsville, AL
Population (ZIP): 29,161
Household income: $86,768
Rent vs Own: 54.2% rent · 45.8% own
Severe rent burden: 6% of renters

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 0.57)
Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
Hispanic origin (detail): Mexican 2% Puerto Rican 2%
Common ancestry: Slovak 2% Italian 2% Serbian 2%
Foreign-born: 7% · Canada, Vietnam, China
Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
Current HPI: 430.5866
Rent YoY: ▲ 2.57%
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
#317 Regions Financial Birmingham $8.2B
Healthcare	1	$5B
#300 Encompass Health Birmingham $5.3B

Price history

-4.5% since first listed

2 events — show timeline

2026-07-07 Price Changed $209,850 VMLS
2026-04-03 Listed $219,850 VMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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