7120 Springwell Ct SE · Huntsville, AL 35748

$419,987

4 bd · 2.0 ba · 2,120 sqft · SingleFamily · 73 Days on market

0.28 ac lot $198/sqft · 9% below area Est $461k · 9% under $50/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.3/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The IONIA III G in Hickory Cove at Mountain Preserve community offers a 4 bedroom, 2 full bathroom, open design. Upgrades for this home include undercabinet lighting, wood look ceramic tile flooring, wood flooring, upgraded granite countertops, crown molding in master bedroom, and more! Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench/drop zone in mudroom, covered porches, custom kitchen backsplash, fireplace, LED lighting, crown molding, built-in shelving in pantry/closets, ceiling fan in living and master, landscaping with stone edging, gutters, stone address blocks, and more! Energy Efficient: tankless gas water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

Key facts

• Double vanity
• Walk-in closet
• Kitchen island

Tags

• DOUBLE VANITY
• GARDEN TUB
• CUSTOM TILED SHOWER
• WALK-IN CLOSET
• KITCHEN ISLAND
• WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-819 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (28.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (35.7% below list).
• Recommended offer: $270k (35.7% below list) — sets the bar for 1% rule.

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: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 183 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 $45k of equity ($3k loan paydown + $42k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$72k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 8→24/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,000 (35.7% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 3.95%
• Cash-on-cash: -8.36%
• DSCR: 0.63
• GRM: 13.0

CMA / ARV

• ARV (median comp): $461,142
• List price: $419,987
• Delta: -8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7108 Springwell Ct SE	0.00mi	4/2.0	2,120 (0%)	3mo	$425,129	$201	98
7112 Springwell Ct SE	0.00mi	4/2.0	2,314 (+9%)	1mo	$435,990	$188	84
7109 Springwell Ct SE	0.00mi	4/2.0	2,314 (+9%)	4mo	$458,628	$198	82
7106 Springwell Ct SE	0.07mi	4/2.0	2,314 (+9%)	5mo	$444,985	$192	78
7137 Hickory Cove Way	0.13mi	4/2.0	2,314 (+9%)	6mo	$410,000	$177	74
9018 Mountain Preserve Blvd	0.41mi	4/2.0	2,314 (+9%)	2mo	$390,000	$169	64
9014 Mountain Preserve Blvd SE	0.38mi	3/2.0 (-1)	1,918 (-10%)	2mo	$335,000	$175	60
8818 Old Middlestown Rd SE	0.68mi	4/3.0	2,092 (-1%)	6mo	$386,385	$185	57
9038 Mountain Preserve Blvd	0.52mi	3/2.0 (-1)	1,920 (-9%)	2mo	$347,000	$181	53
8809 SE Old Middlestown Rd	0.72mi	3/2.0 (-1)	1,955 (-8%)	4mo	$379,000	$194	45
8826 Old Middlestown Rd SE	0.73mi	3/2.0 (-1)	1,858 (-12%)	3mo	$362,179	$195	38
8816 Old Middlestown Rd SE	0.67mi	3/2.0 (-1)	1,858 (-12%)	7mo	$362,500	$195	37

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: 18.4%
• Equity multiple: 2.50×
• Total profit: $176,617
• Equity at exit: $378,358

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $561,293
• Equity at exit: $815,942

Cash invested: $117,596 (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: 183
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$2,202
• Tax est. 1.5%: −$525 /mo · $6,300/yr
• Insurance: −$175
• HOA: −$50
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-819

Break-even live

Break-even rent $3,737

Max offer price $301,413

Occupancy floor —

Sensitivity live

Price	-10% $-529	-5% $-674	+0% $-819	+5% $-965	+10% $-1,110
Rent	-10% $-1,033	-5% $-926	+0% $-819	+5% $-713	+10% $-606
Rate	-1.0pp $-608	-0.5pp $-713	base $-819	+0.5pp $-928	+1.0pp $-1,039

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: $104,997
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	15d	1	0.54mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: watergaslandscaping

Listing history 17 events

1. 2026-06-22
   days on market $419,987 Active 73 DOM
2. 2026-06-18
   days on market $419,987 Active 70 DOM
3. 2026-06-17
   days on market $419,987 Active 69 DOM
4. 2026-06-16
   days on market $419,987 Active 68 DOM
5. 2026-06-15
   days on market $419,987 Active 67 DOM
6. 2026-06-14
   days on market $419,987 Active 65 DOM
7. 2026-06-10
   days on market $419,987 Active 62 DOM
8. 2026-06-09
   days on market $419,987 Active 61 DOM
9. 2026-06-08
   days on market $419,987 Active 60 DOM
10. 2026-06-07
    days on market $419,987 Active 59 DOM
11. 2026-06-03
    days on market $419,987 Active 55 DOM
12. 2026-06-02
    days on market $419,987 Active 54 DOM
13. 2026-06-01
    days on market $419,987 Active 53 DOM
14. 2026-05-31
    days on market $419,987 Active 52 DOM
15. 2026-05-30
    days on market $419,987 Active 51 DOM
16. 2026-04-09
    listed $419,987 Active 927-char remark

    Show marketing remark (655 chars)

    Under Construction-The IONIA III G in Hickory Cove at Mountain Preserve community offers a 4BR/2BA, open design. Upgrades added (list attached). Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench/drop zone in mudroom, covered porches, custom kitchen backsplash, fireplace, LED lighting, crown molding, built-in shelving in pantry/closets, ceiling fan in living and master, landscaping with stone edging, gutters, stone address blocks, and more! Energy Efficient: tankless gas water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

17. 2026-04-09
    listed $419,987 Active 655-char remark

    Show marketing remark (655 chars)

    Under Construction-The IONIA III G in Hickory Cove at Mountain Preserve community offers a 4BR/2BA, open design. Upgrades added (list attached). Features: double vanity, garden tub, separate custom tiled shower, and walk-in closet in master bath, kitchen island, walk-in pantry, boot bench/drop zone in mudroom, covered porches, custom kitchen backsplash, fireplace, LED lighting, crown molding, built-in shelving in pantry/closets, ceiling fan in living and master, landscaping with stone edging, gutters, stone address blocks, and more! Energy Efficient: tankless gas water heater, gas kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 8 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $32,400
• − Mortgage interest: −$23,526
• − Property taxes: −$6,300
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$600
• − Depreciation: −$12,218
• Taxable loss: −$17,527
• Est. tax savings @ 24.0%: +$4,207
• After-tax cash flow: $-5,627/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

• Census place: Huntsville, AL
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-09 Listed $419,987 Zillow
• 2026-04-09 Listed $419,987 VMLS