520 Seaborn Dr · Huntsville, AL 35806

$239,000

4 bd · 1.0 ba · 1,977 sqft · SingleFamily public records · 14 Days on market

Built 1962 0.30 ac lot Est $297k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Appreciation +10.0/10.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0

Listing remarks

Spacious home with lots of living area. Lovely hardwood flooring! Kitchen had some remodeling a few years ago. New Roof in 2023, New hvac in 2025 Home needs some other work but has lots of potential! 4 bedrooms and 3 baths. Lower area could be used as a separate living area for extended family as it has a full bath or could be used a bonus room for family gatherings with kitchenette. Large deck and wooded yard. Adjoining side lot 3/4 acre, comes with the purchase for additional privacy. Just 5 min. to Bridgestreet shopping and Research Park work locations and close to Gate 9 to the Redstone Arsenal.

Key facts

• Hardwood flooring
• New hvac
• Remodeled kitchen

Tags

• HARDWOOD FLOORING
• REMODELED KITCHEN
• NEW ROOF
• NEW HVAC
• SEPARATE LIVING AREA
• BONUS ROOM

Property features AI

Finance

• Other: Directions provided for property access
• HOA & community: No association; Subdivision: Hermitage Forest

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1962; Multi/split levels
• Construction: Masonite exterior; Slab foundation
• Exterior features: Deck; Front porch; Adjoining wooded buffer lot included (additional ~0.71 acre)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: 9 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 three-quarter bathroom
• Heating & cooling: Central heating (natural gas); Central cooling (electric)
• Interior features: Multi-level/split floorplan; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-52 ($-623/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (21.2% below list).
• Recommended offer: $188k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Morris Elementary School (math 5% / reading 31%, grade F, #481 of 627 statewide, top 77%, 515 students, 90% FRL); Columbia High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 954 students, 50% FRL) — zoned schools average 70% FRL vs 46% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 34% district-wide (-17 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 rising (+2.6%/yr); 213 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 2.6% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 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 $188,443 (21.2% below list)

Questions for the listing agent

1. 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?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.93%
• DSCR: 0.96
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $296,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
517 Hermitagewood Dr NW	0.10mi	3/1.0 (-1)	1,975 (-0%)	12mo	$307,000	$155	80
504 Delaney Rd NW	0.29mi	4/3.0	1,804 (-9%)	3mo	$285,000	$158	62
6410 Deramus Ave NW	0.58mi	4/3.0	2,047 (+4%)	1mo	$235,000	$115	59
309 Forrest Park Ct NW	0.42mi	3/2.0 (-1)	2,067 (+5%)	9mo	$310,500	$150	56
528 Delaney Rd	0.13mi	3/2.0 (-1)	1,750 (-12%)	11mo	$189,000	$108	56
413 Forrest Park Ct	0.36mi	5/2.0 (+1)	1,915 (-3%)	19mo	$299,000	$156	53
6112 Stratford Ct NW	0.55mi	3/2.0 (-1)	1,888 (-4%)	6mo	$225,000	$119	52
316 Forrest Park Ct	0.47mi	4/2.5	1,993 (+1%)	23mo	$315,000	$158	52
319 Forrest Park Ct NW	0.49mi	3/2.0 (-1)	1,852 (-6%)	7mo	$265,000	$143	52
6206 NW Stratford Ct	0.58mi	3/2.0 (-1)	1,800 (-9%)	3mo	$185,000	$103	47
6205 Deramus Ave	0.68mi	3/2.0 (-1)	1,720 (-13%)	12mo	$270,000	$157	27
415 Harolds Dr NW	0.69mi	3/2.0 (-1)	1,715 (-13%)	13mo	$247,350	$144	26

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: 23.5%
• Equity multiple: 2.88×
• Total profit: $126,005
• Equity at exit: $215,310

10-year hold

• IRR: 20.8%
• Equity multiple: 6.56×
• Total profit: $371,969
• Equity at exit: $464,324

Cash invested: $66,920 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 213
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-52

Break-even live

Break-even rent $1,950

Max offer price $229,822

Occupancy floor 98%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 Delaney Rd NW Huntsville, AL	3.0	2.0	1550	$1,550	$1.00	43d	1	0.24mi
505 Forrest Park Ct NW Huntsville, AL	3.0	2.5	2091	$2,200	$1.05	13d	1	0.31mi
400 Forrest Park Ct NW Huntsville, AL	3.0	3.0	2021	$1,800	$0.89	43d	1	0.50mi
5801 Sanderson St NW Huntsville, AL	1.0–3.0	1.0–2.0	1088	$2,016	$1.85	13d	14	0.62mi
6854 Governors West NW Huntsville, AL	1.0–3.0	1.0–2.0	1083	$1,662	$1.53	13d	16	0.72mi
413 Harolds Dr NW Huntsville, AL	3.0	2.0	1700	$1,795	$1.06	43d	1	0.74mi
925 Makers Way NW Huntsville, AL	3.0	1.0–2.0	1072	$2,455	$2.29	23d	52	0.78mi
5810 Stax St NW Huntsville, AL	3.0	1.0–2.0	1188	$2,705	$2.28	13d	237	0.79mi
320 Voyager Way NW Huntsville, AL	1.0–3.0	1.0–2.0	1063	$1,714	$1.61	21d	19	0.79mi
400 Harolds Dr NW Huntsville, AL	3.0	2.0	1750	$1,795	$1.03	43d	1	0.79mi
6407 Marsh Ave NW Huntsville, AL	3.0	2.0	1600	$1,699	$1.06	43d	1	0.82mi
1100 Enterprise Way Huntsville, AL	1.0–3.0	1.0–2.0	1059	$2,174	$2.05	13d	35	0.86mi
6315 Old Madison Pike NW Huntsville, AL	1.0–3.0	1.0–1.5	1065	$1,437	$1.35	43d	1	0.97mi
6170 Kitt Ln NW Huntsville, AL	1.0–3.0	1.0–2.0	1031	$1,678	$1.63	13d	31	1.03mi
6200 Rime Village Dr NW Huntsville, AL	3.0	1.0–2.0	1015	$1,615	$1.59	13d	45	1.15mi
100 Chawston Ave NW Huntsville, AL	1.0–3.0	1.0–2.5	1133	$1,995	$1.76	13d	31	1.27mi
1060 Sandy Springs Rd NW Huntsville, AL	3.0	2.0	1297	$1,700	$1.31	23d	1	1.34mi
1505 Sparkman Dr NW Huntsville, AL	2.0–3.0	1.5–2.0	1150	$1,139	$0.99	21d	4	1.42mi

Listing history 10 events

1. 2026-06-18
   days on market $239,000 Active 14 DOM
2. 2026-06-17
   days on market $239,000 Active 13 DOM
3. 2026-06-16
   days on market $239,000 Active 12 DOM
4. 2026-06-15
   days on market $239,000 Active 11 DOM
5. 2026-06-14
   days on market $239,000 Active 9 DOM
6. 2026-06-10
   days on market $239,000 Active 6 DOM
7. 2026-06-09
   days on market $239,000 Active 5 DOM
8. 2026-06-08
   days on market $239,000 Active 4 DOM
9. 2026-06-07
   remarks 607-char remark
10. 2026-06-07
    listed $239,000 Active 3 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: $2,253 · $188/mo
• Projected year-2 tax: $2,253 · $188/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $22,613
• − Mortgage interest: −$13,388
• − Property taxes: −$2,253
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,953
• Taxable loss: −$4,793
• Est. tax savings @ 24.0%: +$1,150
• After-tax cash flow: $527/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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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: 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
▸Healthcare	1	$5B

Price history

1 event — show timeline

• 2026-06-04 Listed $239,000 VMLS

Property tax history

+14.9%/yr

Latest (2024): $2,253 · +4.4% YoY. Source: county tax records.