2120 Griffith Dr NW · Huntsville, AL 35810

$99,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 2 Days on market

Built 1960 8,276 sqft lot Est $139k · 29% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

65% ARV Ranch Only $99k! Slab Foundation Fix & Flip or Buy & Hold as a Long-Term Rental! Enclose Carport 4 Bed 2 Bath ~ 1,200+ SqFt & Maximize ARV!

Key facts

• 8,276 sq ft lot
• Parking
• Built 1960

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 space); Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1960
• Construction: Vinyl siding; Slab foundation
• Exterior features: Public water; Public sewer; Lot in Lakewood Manor subdivision

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.1% 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: Lakewood Elementary School (math 0% / reading 21%, grade F, #564 of 627 statewide, top 90%, 459 students, 86% FRL); Ronald Mcnair 78 (math 0% / reading 23%, grade F, #225 of 257 statewide, top 88%, 414 students, 87% FRL); Jemison High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 843 students, 64% FRL) — zoned schools average 79% FRL vs 46% district-wide (33 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; 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; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 31% 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 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 $99,000

Questions for the listing agent

1. Built in 1960 — 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 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: 1.32% ✓
• Cap rate: 11.12%
• Cash-on-cash: 17.24%
• DSCR: 1.77
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $139,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2143 NW Griffith Dr NW	0.09mi	3/1.0	995 (+4%)	10mo	$130,000	$131	81
2239 Norwood Dr	0.30mi	3/1.0	960 (0%)	6mo	$50,000	$52	81
2228 Kamis Cir NW	0.28mi	3/1.0	967 (+1%)	13mo	$144,000	$149	75
2205 Evans Ave	0.15mi	3/1.0	895 (-7%)	9mo	$135,000	$151	74
2214 NW Evans Ave	0.21mi	3/1.0	883 (-8%)	9mo	$80,000	$91	69
2218 Norwood Dr NW	0.20mi	3/1.0	1,022 (+6%)	15mo	$165,000	$161	68
2240 Kamis Cir NW	0.31mi	3/1.0	1,021 (+6%)	9mo	$156,000	$153	67
2219 Evans Ave	0.21mi	3/1.0	860 (-10%)	10mo	$125,000	$145	64
4807 Cottonwood Dr	0.72mi	3/1.0	914 (-5%)	1mo	$132,000	$144	58
4810 Cottonwood Dr	0.70mi	3/1.5	915 (-5%)	9mo	$139,900	$153	50
6022 Belgrade Dr	0.70mi	3/1.5	1,015 (+6%)	14mo	$144,643	$143	45
2211 Harris Rd	0.62mi	3/1.0	1,075 (+12%)	14mo	$144,643	$135	40

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $5,476
• Equity at exit: $14,761

10-year hold

• IRR: 11.9%
• Equity multiple: 1.81×
• Total profit: $22,568
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$519
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $398

Break-even live

Break-even rent $804

Max offer price $99,000

Occupancy floor 65%

Sensitivity live

Price	-10% $454	-5% $426	+0% $398	+5% $370	+10% $342
Rent	-10% $295	-5% $347	+0% $398	+5% $450	+10% $502
Rate	-1.0pp $448	-0.5pp $423	base $398	+0.5pp $373	+1.0pp $346

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 23 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	25d	1	0.06mi
2207 Norwood Dr NW Huntsville, AL	3.0	1.0	1020	$1,295	$1.27	15d	1	0.11mi
2200 Norwood Dr NW Huntsville, AL	3.0	1.0	1060	$1,150	$1.08	25d	1	0.15mi
4802 Proctor Cir NW Huntsville, AL	3.0	1.0	1000	$1,250	$1.25	45d	1	0.49mi
4005 Memorial Pkwy NW Huntsville, AL	3.0	1.0	1100	$1,375	$1.25	45d	1	0.51mi
2415 Vining Ave NW Huntsville, AL	3.0	1.0	1079	$1,250	$1.16	15d	1	0.52mi
2433 Shepherd Dr NW Huntsville, AL	3.0	1.0	864	$1,300	$1.50	45d	1	0.62mi
6022 Belgrade Dr NW Huntsville, AL	3.0	1.5	1015	$1,320	$1.30	25d	1	0.71mi
102 Winchester Rd NW Huntsville, AL	2.0	1.0	850	$1,110	$1.31	45d	4	0.86mi
3707 Lakewood Dr NW Huntsville, AL	3.0	1.0	1100	$1,100	$1.00	45d	1	0.86mi
4114 Blue Spring Rd NW Huntsville, AL	3.0	2.0	1100	$1,500	$1.36	25d	1	0.95mi
6000 Cherokee Hills Dr NW Huntsville, AL	3.0	2.0	1086	$1,600	$1.47	25d	1	1.04mi
2519 Birchfield St NW Huntsville, AL	3.0	1.5	1125	$1,195	$1.06	45d	1	1.08mi
6207 Belgrade Dr NW Huntsville, AL	3.0	1.5	1050	$1,395	$1.33	46d	1	1.09mi
3410 Elizabeth St NW Apt 7 Huntsville, AL	2.0	1.0	800	$799	$1.00	45d	1	1.20mi
3410 Elizabeth St NW Unit 5 Huntsville, AL	2.0	1.0	675	$799	$1.18	25d	1	1.20mi
3410 Elizabeth St NW Unit 2 Huntsville, AL	2.0	1.0	800	$850	$1.06	45d	1	1.20mi
2219 Jonathan Dr NW Apt C Huntsville, AL	2.0	1.5	850	$850	$1.00	45d	1	1.23mi
3330 Meridian St N Huntsville, AL	2.0	1.0	800	$700	$0.88	15d	1	1.34mi
3328 Meridian St N Apt 114 Huntsville, AL	2.0	1.0	800	$600	$0.75	15d	1	1.36mi
2401 Mount Vernon Rd NW Huntsville, AL	3.0	1.0	950	$1,045	$1.10	45d	1	1.36mi
3103 Sonya Dr NW Huntsville, AL	3.0	1.0	1101	$1,399	$1.27	25d	1	1.37mi
203 N Plymouth Rd NW Huntsville, AL	2.0	1.0	796	$1,310	$1.65	15d	1	1.47mi

Listing history 4 events

1. 2026-06-19
   status $99,000 Pending 2 DOM
2. 2026-06-18
   days on market $99,000 Active 2 DOM
3. 2026-06-16
   remarks 154-char remark
4. 2026-06-16
   listed $99,000 Active 1 DOM

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $900 · $75/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 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: $15,701
• − Mortgage interest: −$5,546
• − Property taxes: −$900
• − Insurance: −$495
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,880
• Taxable income: $3,368
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,970/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

1 event — show timeline

• 2026-06-16 Listed $99,000 VMLS

Property tax history

+10.6%/yr

Latest (2024): $900 · +15.1% YoY. Source: county tax records.