180 Burress Rd · Huntsville, AL 35748

$240,000

3 bd · 2.0 ba · 1,533 sqft · SingleFamily public records · 49 Days on market

Built 1960 1.90 ac lot $157/sqft · 47% below area Est $469k · 49% 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).

• Cash flow +17.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in Gurley on a 2-acre lot just mins from Hampton Cove, 180 Burress Rd offers the value & peace of mind of a fully renovated 3BR/2BA home w/ space, privacy & convenience. Renovated approx. 3 yrs ago, including the roof, the home was taken down to the studs & rebuilt w/ new electrical, updated plumbing, reinforced subfloor & ceiling structure, new sheetrock, premium flooring, updated finishes & refreshed interior. Open-concept layout features a galley kitchen w/ updated appliances, comfortable living areas & practical flow. Enjoy usable acreage for outdoor living, gardening, storage, recreation or future needs near Hays Nature Preserve, RTJ Golf Tra

Key facts

• Updated appliances
• Fully renovated
• Near rtj golf trail

Tags

• FULLY RENOVATED
• UPDATED APPLIANCES
• USABLE ACREAGE
• OPEN-CONCEPT LAYOUT
• NEAR HAYS NATURE PRESERVE
• NEAR RTJ GOLF TRAIL

Property features AI

Finance

• Other: Located in Gurley subdivision
• HOA & community: No association

Exterior

• Parking: Gravel driveway
• Utilities: Public water and well; Septic tank
• Home design: Single-family residence; One level; Built in 1960
• Construction: Living area approximately 1,603; No fireplaces
• Exterior features: Treed lot; Gravel drive; Screened porch

Interior

• Kitchen: Range; Dishwasher; Disposal; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Central vacuum; Storm windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $199 ($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 $205k (14.6% below list).
• Recommended offer: $205k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Owens Cross Roads School (math 31% / reading 63%, grade D-, #142 of 627 statewide, top 25%, 319 students, 54% FRL); New Hope High School (math 21% / reading 43%, grade F, #59 of 305 statewide, top 21%, 586 students, 57% FRL) — zoned schools average 56% FRL vs 29% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 184 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 + 3.0% 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

• It's been on market 49 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $240k implies a 269% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,000 (14.6% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.85% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $469,196
• List price: $240,000
• Delta: -48.85%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Berkley Rd	0.31mi	3/2.0	1,564 (+2%)	1mo	$335,000	$214	82

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 3.13×
• Total profit: $143,264
• Equity at exit: $216,211

10-year hold

• IRR: 23.5%
• Equity multiple: 7.13×
• Total profit: $411,697
• Equity at exit: $466,267

Cash invested: $67,200 (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 35748

• Home prices YoY: 4.0%
• Active inventory: 184
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $199

Break-even live

Break-even rent $1,798

Max offer price $240,000

Occupancy floor 85%

Sensitivity live

Price	-10% $335	-5% $267	+0% $199	+5% $131	+10% $63
Rent	-10% $37	-5% $118	+0% $199	+5% $280	+10% $361
Rate	-1.0pp $320	-0.5pp $260	base $199	+0.5pp $137	+1.0pp $73

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8018 Misty Valley Way Owens Cross Roads, AL	3.0	2.0	1616	$2,050	$1.27	14d	1	0.94mi

Listing history 15 events

1. 2026-06-18
   days on market $240,000 Active 49 DOM
2. 2026-06-17
   days on market $240,000 Active 48 DOM
3. 2026-06-16
   days on market $240,000 Active 47 DOM
4. 2026-06-15
   days on market $240,000 Active 46 DOM
5. 2026-06-14
   pricedays on market $240,000 Active 44 DOM
6. 2026-06-10
   days on market $260,000 Active 41 DOM
7. 2026-06-09
   days on market $260,000 Active 40 DOM
8. 2026-06-08
   days on market $260,000 Active 39 DOM
9. 2026-06-07
   days on market $260,000 Active 38 DOM
10. 2026-06-02
    days on market $260,000 Active 33 DOM
11. 2026-06-01
    days on market $260,000 Active 32 DOM
12. 2026-05-31
    days on market $260,000 Active 31 DOM
13. 2026-05-30
    days on market $260,000 Active 30 DOM
14. 2026-04-30
    listed $260,000 Active 716-char remark
15. 2023-08-09
    soldstatus $65,000

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$240/yr (+$20/mo · 32.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,600
• − Mortgage interest: −$13,444
• − Property taxes: −$744
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$6,982
• Taxable loss: −$1,705
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $2,796/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 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

• City population: 220,435
• Population (ZIP): 7,311

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 White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 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: ▲ 13.02%
• Current HPI: 337.7613
• Rent YoY: —
• Metro: —
• 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

+269.2% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $240,000 VMLS
• 2026-06-12 Price Changed $260,000 VMLS
• 2026-06-12 Price Changed $240,000 VMLS
• 2026-04-30 Listed $260,000 VMLS
• 2023-08-09 Sold (Public Records) $65,000 Public Records

Property tax history

+52.9%/yr

Latest (2024): $744 · +166.5% YoY. Source: county tax records.