2103 Lee High Dr · Huntsville, AL 35811

$149,900

3 bd · 0.5 ba · 1,470 sqft · SingleFamily public records · 6 Days on market

Built 1923 10,812 sqft lot $102/sqft · 31% below area Est $216k · 31% under ↓ 29% since listing

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

"Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment" Travel back in time with this charming 1923 Craftsman home boasting 3 bedrooms, 2 baths, and a sunroom overlooking the 1988 inground pool. The property also features a detached building and offers the potential to add a staircase for additional finished space above the main floor of this home. Conveniently located near I-565, downtown Huntsville, the medical district, as well as various shopping and dining options. Embrace the character and endless possibilities of this historic gem.

Key facts

• Deck area
• Sunroom
• Inground pool

Tags

• HARDWOOD FLOORS
• TWO FIREPLACES
• BREAKFAST BAR
• SUNROOM
• INGROUND POOL
• DECK AREA

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.9% 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.
• Market conditions: Rents rising fast (+6.8%/yr); 560 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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.
• At projected returns (-3.0% appreciation + 6.8% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 3y ago; this cycle's ask is 38% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $126k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1923 — 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: 1.08% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $215,776
• List price: $149,900
• Delta: -30.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2103 Lee High Dr	0.00mi	3/2.0	1,474 (+0%)	6mo	$126,000	$85	88
1106 Rison Ave NE	0.50mi	3/2.0	1,502 (+2%)	4mo	$380,000	$253	64
720 Stevens Ave	0.46mi	3/2.0	1,381 (-6%)	1mo	$485,000	$351	62
1100 Rison Ave NE	0.48mi	3/2.0	1,520 (+3%)	6mo	$399,000	$263	60
1115 Mckinley Ave NE	0.39mi	3/1.5	1,625 (+10%)	2mo	$360,000	$222	59
803 Mccullough Ave	0.65mi	2/1.0 (-1)	1,519 (+3%)	2mo	$415,000	$273	56
2626 NE Valley Brook Dr	0.67mi	3/2.0	1,421 (-3%)	3mo	$215,000	$151	55
412 Oshaughnessy Ave NE	0.59mi	3/2.0	1,400 (-5%)	5mo	$215,000	$154	55
116 Mccormick Dr NW	0.36mi	3/2.0	1,274 (-13%)	3mo	$178,250	$140	52
1426 Rison Ave	0.68mi	3/2.0	1,545 (+5%)	4mo	$315,000	$204	50
1016 Oshaughnessy Ave NE	0.64mi	3/2.0	1,639 (+12%)	5mo	$412,000	$251	40
1313 Oshaughnessy Ave NE	0.73mi	2/2.0 (-1)	1,343 (-9%)	7mo	$340,000	$253	35

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,094
• Equity at exit: $22,351

10-year hold

• IRR: 14.7%
• Equity multiple: 2.38×
• Total profit: $58,075
• Equity at exit: $12,961

Cash invested: $41,972 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 560
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$786
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $330

Break-even live

Break-even rent $1,194

Max offer price $149,900

Occupancy floor 75%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2032 Front St NE Huntsville, AL	4.0	2.0	1304	$1,400	$1.07	44d	1	0.17mi
415 Halsey Ave NE Huntsville, AL	2.0	1.0–2.0	818	$1,760	$2.15	14d	20	0.23mi
1114 Oakwood Ave NE Unit A Huntsville, AL	2.0	1.0	1000	$995	$0.99	14d	1	0.36mi
1107 England St NE Unit A Huntsville, AL	2.0	1.0	956	$1,200	$1.26	44d	1	0.38mi
805 Rison Ave NE Huntsville, AL	3.0	2.0	1700	$2,250	$1.32	44d	1	0.39mi
1224 Halsey Ave NE Huntsville, AL	3.0	2.0	1229	$2,000	$1.63	23d	1	0.51mi
304 Wind Ave NW Huntsville, AL	2.0	1.0	960	$1,095	$1.14	44d	1	0.51mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,262	$1.30	44d	1	0.53mi
410 McCullough Ave NE Huntsville, AL	3.0	1.0	1143	$1,500	$1.31	23d	1	0.65mi
1607 Chapman Ave NE Huntsville, AL	3.0	2.0	1508	$1,495	$0.99	23d	1	0.66mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	44d	1	0.67mi
1236 Oshaughnessy Ave NE Huntsville, AL	3.0	1.0	950	$1,450	$1.53	23d	1	0.68mi
1529 McKinley Ave NE Huntsville, AL	2.0	1.0	884	$1,400	$1.58	44d	1	0.69mi
1503 Rison Ave NE Huntsville, AL	2.0	1.0	1070	$1,395	$1.30	44d	1	0.70mi
1423 Stevens Ave NE Huntsville, AL	2.0	1.0	1020	$1,450	$1.42	44d	1	0.71mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	44d	1	0.72mi
1000 Hampton Fall Blvd Huntsville, AL	1.0–3.0	1.0–2.0	1177	$1,451	$1.23	44d	4	0.73mi
510 Lacy St NE Huntsville, AL	2.0	1.0	900	$1,395	$1.55	44d	1	0.75mi
202 Beirne Ave NE Huntsville, AL	3.0	1.5	1145	$1,450	$1.27	44d	1	0.77mi
1602 Rison Ave NE Huntsville, AL	3.0	2.0	1422	$1,750	$1.23	14d	1	0.78mi
1511 Humes Ave NE Huntsville, AL	3.0	1.0	1053	$1,675	$1.59	23d	1	0.79mi
218 Ward Ave NE Huntsville, AL	2.0	2.0	932	$1,450	$1.56	14d	1	0.81mi
641 Dawson Ter NW Huntsville, AL	4.0	2.0	1506	$1,675	$1.11	14d	1	0.81mi
401 Pratt Ave NE Huntsville, AL	2.0	1.0–2.0	929	$2,290	$2.47	14d	64	0.83mi
2211 Penhall Dr NE Huntsville, AL	3.0	1.5	1274	$1,650	$1.30	44d	1	0.86mi
208 Beirne Ave NW Huntsville, AL	3.0	3.0	1584	$1,850	$1.17	23d	1	0.86mi
212 White St NE Huntsville, AL	2.0	1.0	960	$1,095	$1.14	44d	1	0.88mi
402 Walker Ave NE Unit C Huntsville, AL	2.0	1.0	960	$1,000	$1.04	44d	1	0.88mi
1605 McCullough Ave NE Huntsville, AL	2.0	2.0	1100	$2,200	$2.00	14d	1	0.91mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	14d	1	0.93mi
1610 McCullough Ave NE Huntsville, AL	2.0	1.0	1100	$1,800	$1.64	44d	1	0.94mi
611 Ofallon Rd NW Huntsville, AL	3.0	2.0	1350	$3,000	$2.22	23d	1	0.97mi
1112 Wellman Ave NE Huntsville, AL	2.0	2.0	957	$1,475	$1.54	14d	1	0.99mi
3058 Boswell Dr NW Huntsville, AL	4.0	2.0	1450	$1,398	$0.96	44d	1	1.02mi
1712 Ward Ave NE Huntsville, AL	2.0	1.5	1190	$1,495	$1.26	44d	1	1.09mi
1808 Oakwood Ave NE Huntsville, AL	2.0	1.0	1200	$1,350	$1.12	44d	1	1.10mi
1716 Ward Ave NE Huntsville, AL	2.0	1.5	1200	$1,400	$1.17	44d	1	1.10mi
1722 Ward Ave NE Unit 1 Huntsville, AL	2.0	2.0	1203	$1,450	$1.21	44d	1	1.11mi
1903 Melbourne Ave NE Huntsville, AL	3.0	2.5	1707	$1,950	$1.14	23d	1	1.14mi
1612 Wellman Ave NE Huntsville, AL	3.0	1.0	1270	$2,500	$1.97	44d	1	1.16mi

Listing history 21 events

1. 2026-06-18
   days on market $149,900 Active 6 DOM
2. 2026-06-17
   days on market $149,900 Active 5 DOM
3. 2026-06-16
   days on market $149,900 Active 4 DOM
4. 2026-06-15
   days on market $149,900 Active 3 DOM
5. 2026-06-14
   pricestatusdays on marketlisting id $149,900 Active 1 DOM
6. 2026-04-25
   price $148,900
7. 2026-04-09
   price $149,900
8. 2026-03-18
   price $152,500
9. 2026-02-11
   price $154,000
10. 2026-01-05
    price $159,900
11. 2025-12-15
    soldstatus $126,000 Sold 686-char remark

    Show marketing remark (686 chars)

    "Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment" Travel back in time with this charming 1923 Craftsman home boasting 3 bedrooms, 2 baths, and a sunroom overlooking the 1988 inground pool. The property also features a detached building and offers the potential to add a staircase for additional finished space above the main floor of this home. Conveniently located near I-565, downtown Huntsville, the medical district, as well as various shopping and dining options. Embrace the character and endless possibilities of this historic gem.

12. 2025-11-12
    status Pending 686-char remark

    Show marketing remark (686 chars)

    "Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment" Travel back in time with this charming 1923 Craftsman home boasting 3 bedrooms, 2 baths, and a sunroom overlooking the 1988 inground pool. The property also features a detached building and offers the potential to add a staircase for additional finished space above the main floor of this home. Conveniently located near I-565, downtown Huntsville, the medical district, as well as various shopping and dining options. Embrace the character and endless possibilities of this historic gem.

13. 2025-10-30
    listed $108,500 Active 686-char remark

    Show marketing remark (686 chars)

    "Due to condition, the property may have health/safety risk(s). Prior to entry / access, all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment" Travel back in time with this charming 1923 Craftsman home boasting 3 bedrooms, 2 baths, and a sunroom overlooking the 1988 inground pool. The property also features a detached building and offers the potential to add a staircase for additional finished space above the main floor of this home. Conveniently located near I-565, downtown Huntsville, the medical district, as well as various shopping and dining options. Embrace the character and endless possibilities of this historic gem.

14. 2025-06-26
    price $164,000
15. 2025-05-18
    price $174,000
16. 2025-04-28
    listed $179,000 Active
17. 2024-07-03
    listed $185,000 Active
18. 2023-08-17
    price $199,999
19. 2023-05-25
    status Active
20. 2023-05-21
    status Pending
21. 2023-05-19
    listed $210,000 Active

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,337
• − Mortgage interest: −$8,397
• − Property taxes: −$1,137
• − Insurance: −$750
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$4,361
• Taxable income: $1,600
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,573/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): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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

-29.1% since first listed

16 events — show timeline

• 2026-04-25 Price Changed $148,900 VMLS
• 2026-04-09 Price Changed $149,900 VMLS
• 2026-03-18 Price Changed $152,500 VMLS
• 2026-02-11 Price Changed $154,000 VMLS
• 2026-01-05 Price Changed $159,900 VMLS
• 2025-12-15 Sold (MLS) $126,000 VMLS
• 2025-11-12 Pending — VMLS
• 2025-10-30 Listed $108,500 VMLS
• 2025-06-26 Price Changed $164,000 VMLS
• 2025-05-18 Price Changed $174,000 VMLS
• 2025-04-28 Listed $179,000 VMLS
• 2024-07-03 Listed $185,000 VMLS
• 2023-08-17 Price Changed $199,999 VMLS
• 2023-05-25 Relisted — VMLS
• 2023-05-21 Pending — VMLS
• 2023-05-19 Listed $210,000 VMLS

Property tax history

+14.1%/yr

Latest (2024): $1,137 · +116.3% YoY. Source: county tax records.