3420 Castlecreek Dr · Huntsville, AL 35756

$210,000

3 bd · 3.0 ba · 2,422 sqft · SingleFamily public records · 69 Days on market

Built 2009 7,405 sqft lot $87/sqft · 23% below area Est $274k · 23% under $15/mo HOA · 1% of rent

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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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +4.1/5.0
• 1% rule +3.8/10.0
• Schools +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 2 story home in Castlecreek Subdivision. It has 3 bedrooms, 1 bonus and lots of space. Good space in the back yard. Williams & Columbia High School. List price is the starting price.

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (12.1% below list).
• Recommended offer: $185k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Market conditions: Rents rising (+1.1%/yr); 823 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 69 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,683 (12.1% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $274,302
• List price: $210,000
• Delta: -23.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3561 Avalon Lake Dr	0.09mi	3/2.0	2,324 (-4%)	4mo	$220,000	$95	82
3628 Whistling Way SW	0.25mi	4/3.0 (+1)	2,377 (-2%)	2mo	$396,000	$167	79
3597 Whistling Way SW	0.25mi	4/3.0 (+1)	2,377 (-2%)	4mo	$403,900	$170	77
3590 Adrea Ave	0.28mi	4/3.0 (+1)	2,361 (-2%)	3mo	$419,900	$178	76
3213 Castlecreek Dr	0.21mi	3/2.5	2,245 (-7%)	4mo	$209,200	$93	73
3232 Castlecreek Dr	0.18mi	3/2.5	2,219 (-8%)	9mo	$235,000	$106	68
3207 Avalon Lake Dr	0.38mi	3/2.5	2,310 (-5%)	9mo	$240,000	$104	65
3123 Avalon Lake Dr	0.39mi	3/2.0	2,642 (+9%)	6mo	$199,900	$76	57
3191 Avalon Lake Dr	0.40mi	3/2.5	2,754 (+14%)	18mo	$263,000	$95	41

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-28,429
• Equity at exit: $31,312

10-year hold

• IRR: -7.8%
• Equity multiple: 0.55×
• Total profit: $-26,696
• Equity at exit: $18,157

Cash invested: $58,800 (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 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 823
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,847 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$88
• HOA: −$15
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $142

Break-even live

Break-even rent $1,667

Max offer price $210,000

Occupancy floor 87%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3693 Avalon Lake Dr Madison, AL	3.0	2.5	2356	$1,816	$0.77	43d	1	0.06mi
3376 Feldspar Dr SW Madison, AL	3.0	2.0	1683	$1,616	$0.96	21d	1	0.10mi
3377 Feldspar Dr SW Madison, AL	3.0	2.0	1683	$1,616	$0.96	21d	1	0.13mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 69 DOM
2. 2026-06-17
   days on market $210,000 Active 68 DOM
3. 2026-06-16
   days on market $210,000 Active 67 DOM
4. 2026-06-15
   days on market $210,000 Active 66 DOM
5. 2026-06-14
   days on market $210,000 Active 64 DOM
6. 2026-06-10
   days on market $210,000 Active 61 DOM
7. 2026-06-09
   days on market $210,000 Active 60 DOM
8. 2026-06-08
   days on market $210,000 Active 59 DOM
9. 2026-06-07
   days on market $210,000 Active 58 DOM
10. 2026-06-03
    days on market $210,000 Active 54 DOM
11. 2026-06-02
    days on market $210,000 Active 53 DOM
12. 2026-06-01
    days on market $210,000 Active 52 DOM
13. 2026-05-31
    days on market $210,000 Active 51 DOM
14. 2026-05-30
    days on market $210,000 Active 50 DOM
15. 2026-04-10
    listed $210,000 Active 201-char remark

    Show marketing remark (201 chars)

    Check out this 2 story home in Castlecreek Subdivision. It has 3 bedrooms, 1 bonus and lots of space. Good space in the back yard. Williams & Columbia High School. List price is the starting price.

16. 2026-04-04
    price $210,000
17. 2023-09-13
    soldstatus $217,000
18. 2023-08-25
    soldstatus $217,000 Sold
19. 2023-07-12
    historical Contingent
20. 2023-06-30
    listed $220,000 Active
21. 2018-11-08
    soldstatus $124,280
22. 2018-05-04
    soldstatus $124,000
23. 2017-05-20
    listed $124,000
24. 2008-05-21
    soldstatus $170,000

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,162
• − Mortgage interest: −$11,763
• − Property taxes: −$1,361
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − HOA: −$180
• − Depreciation: −$6,109
• Taxable loss: −$1,848
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $2,145/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: Limestone County · 80,439 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 24,947
• Household income: $129,852
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 286.0

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 0.59)
• Race & ethnicity: White 59% Black 21% Two or more races 9% Hispanic / Latino 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Spanish 3% Korean 2% Other Indo-European 2%

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: ▼ -50.15%
• Current HPI: 180.5285
• Rent YoY: ▲ 1.15%
• 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

+23.5% since first listed

10 events — show timeline

• 2026-04-10 Listed $210,000 VMLS
• 2026-04-04 Price Changed $210,000 VMLS
• 2023-09-13 Sold (Public Records) $217,000 Public Records
• 2023-08-25 Sold (MLS) $217,000 VMLS
• 2023-07-12 Contingent — VMLS
• 2023-06-30 Listed $220,000 VMLS
• 2018-11-08 Sold (Public Records) $124,280 Public Records
• 2018-05-04 Sold (MLS) $124,000 VMLS
• 2017-05-20 Listed $124,000 VMLS
• 2008-05-21 Sold (Public Records) $170,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,361 · -11.1% YoY. Source: county tax records.