2305 Lee High Dr · Huntsville, AL 35811

$169,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 204 Days on market

Built 1951 9,583 sqft lot Est $145k · 17% over ↓ 11% since listing

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Why this score? — see what drove the F 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 +12.2/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• DSCR +3.6/10.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming cottage centrally located to 5 points and downtown Huntsville with easy access to I-565. Bright sunroom greets you in this 2bd/1 bath home that includes new interior paint, updated bathroom, original hardwoods throughout ready to be exposed, new roof 2023, vinyl windows, large laundry, gas fireplace, and fenced in backyard. Washer/Dryer, refrigerator, and outside shed to convey.

Key facts

• Vinyl windows
• Original hardwoods
• Large laundry

Tags

• SUNROOM
• UPDATED BATHROOM
• ORIGINAL HARDWOODS
• NEW ROOF
• VINYL WINDOWS
• LARGE LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (25.3% below list).
• Recommended offer: $126k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Zoned schools: Martin Luther King Jr Elementary School (math 4% / reading 18%, grade F, #560 of 627 statewide, top 90%, 464 students, 89% FRL); Chapman Middle School (math 2% / reading 23%, grade F, #216 of 257 statewide, top 86%, 368 students, 88% FRL); Lee High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 840 students, 77% FRL) — zoned schools average 85% FRL vs 46% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 11% at this address vs 34% district-wide (-22 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 fast (+6.8%/yr); 570 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent is only 17% of the median local income ($91k/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 $5k 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.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,166 (25.3% 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 204 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 6.06%
• Cash-on-cash: -0.83%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $144,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2413 Kildare St NW	0.48mi	2/1.0	976 (+2%)	8mo	$147,000	$151	68
2310 Lee High Dr	0.06mi	2/1.0	1,089 (+13%)	10mo	$190,000	$174	66
1002 Rison Ave NE	0.52mi	1/1.0 (-1)	970 (+1%)	8mo	$138,500	$143	62
1317 Stevens Ave	0.66mi	2/1.0	915 (-5%)	2mo	$220,000	$240	60
2409 Kildare St NW	0.48mi	2/1.0	1,030 (+7%)	10mo	$155,000	$150	57
1702 Wakefield Dr NE	0.71mi	3/1.0 (+1)	935 (-3%)	8mo	$141,000	$151	51
2116 Virginia Blvd NW	0.63mi	3/1.0 (+1)	1,000 (+4%)	9mo	$141,750	$142	51
1128 Rison Ave	0.56mi	2/1.0	850 (-12%)	9mo	$150,000	$176	48
1704 Wakefield Dr NE	0.72mi	3/1.5 (+1)	900 (-6%)	3mo	$180,000	$200	47
1319 Oakwood Ave	0.46mi	3/1.5 (+1)	1,085 (+13%)	7mo	$235,000	$217	44
1216 Stevens Ave NE	0.64mi	2/1.0	1,080 (+12%)	7mo	$158,500	$147	43
2610 Virginia Blvd NW	0.68mi	1/1.0 (-1)	817 (-15%)	3mo	$107,600	$132	36

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: -16.6%
• Equity multiple: 0.39×
• Total profit: $-28,695
• Equity at exit: $25,198

10-year hold

• IRR: -3.0%
• Equity multiple: 0.77×
• Total profit: $-10,921
• Equity at exit: $14,612

Cash invested: $47,320 (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: 570
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$886
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-99

Break-even live

Break-even rent $1,387

Max offer price $151,509

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-51	+0% $-99	+5% $-147	+10% $-195
Rent	-10% $-199	-5% $-149	+0% $-99	+5% $-49	+10% $1
Rate	-1.0pp $-14	-0.5pp $-56	base $-99	+0.5pp $-143	+1.0pp $-187

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 Lee High Dr NE Huntsville, AL	3.0	1.0	870	$1,245	$1.43	16d	1	0.16mi
1114 Oakwood Ave NE Unit A Huntsville, AL	2.0	1.0	1000	$995	$0.99	16d	1	0.34mi
1107 England St NE Unit A Huntsville, AL	2.0	1.0	956	$1,200	$1.26	45d	1	0.40mi
1107 England St NE Unit B Huntsville, AL	1.0	1.0	644	$950	$1.48	45d	1	0.41mi
415 Halsey Ave NE Huntsville, AL	2.0	1.0–2.0	818	$1,760	$2.15	16d	20	0.43mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,025	$1.06	45d	1	0.48mi
1504 Oakwood Ave NE Apt 4 Huntsville, AL	2.0	1.0	800	$995	$1.24	45d	1	0.55mi
304 Wind Ave NW Huntsville, AL	2.0	1.0	960	$1,095	$1.14	45d	1	0.56mi
1529 McKinley Ave NE Huntsville, AL	2.0	1.0	884	$1,400	$1.58	45d	1	0.59mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	45d	1	0.59mi
501 Laurel Dr NW Huntsville, AL	1.0	1.0	700	$800	$1.14	45d	1	0.62mi
1503 Rison Ave NE Huntsville, AL	2.0	1.0	1070	$1,395	$1.30	45d	1	0.65mi
1423 Stevens Ave NE Huntsville, AL	2.0	1.0	1020	$1,450	$1.42	45d	1	0.68mi
1236 Oshaughnessy Ave NE Huntsville, AL	3.0	1.0	950	$1,450	$1.53	25d	1	0.74mi
1511 Humes Ave NE Huntsville, AL	3.0	1.0	1053	$1,675	$1.59	25d	1	0.77mi
1330 Oshaughnessy Ave NE Unit A Huntsville, AL	1.0	1.0	540	$700	$1.30	45d	1	0.81mi
510 Lacy St NE Huntsville, AL	2.0	1.0	900	$1,395	$1.55	45d	1	0.82mi
1334 Oshaughnessy Ave NE Apt B4 Huntsville, AL	2.0	1.0	732	$800	$1.09	45d	1	0.83mi
602 Beirne Ave NE Apt 2 Huntsville, AL	1.0	1.0	600	$795	$1.32	25d	1	0.86mi
1000 Hampton Fall Blvd Huntsville, AL	1.0–3.0	1.0–2.0	1177	$1,262	$1.07	45d	4	0.89mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	16d	1	0.89mi
1605 McCullough Ave NE Huntsville, AL	2.0	2.0	1100	$2,200	$2.00	16d	1	0.91mi
1610 McCullough Ave NE Huntsville, AL	2.0	1.0	1100	$1,800	$1.64	45d	1	0.94mi
203 N Plymouth Rd NW Huntsville, AL	2.0	1.0	796	$1,310	$1.65	16d	1	0.94mi
218 Ward Ave NE Huntsville, AL	2.0	2.0	932	$1,450	$1.56	16d	1	1.00mi
401 Pratt Ave NE Huntsville, AL	2.0	1.0–2.0	929	$2,290	$2.47	16d	64	1.01mi
2224 Bide a Wee Dr NE Huntsville, AL	2.0	2.0	1024	$1,550	$1.51	16d	1	1.04mi
212 White St NE Huntsville, AL	2.0	1.0	960	$1,095	$1.14	45d	1	1.05mi
2109 Epworth Dr NE Apt E Huntsville, AL	1.0	1.0	651	$899	$1.38	16d	1	1.05mi
2107 Epworth Dr NE Unit H Huntsville, AL	2.0	1.5	875	$1,175	$1.34	16d	1	1.05mi
402 Walker Ave NE Unit C Huntsville, AL	2.0	1.0	960	$1,000	$1.04	45d	1	1.05mi
1112 Wellman Ave NE Huntsville, AL	2.0	2.0	957	$1,475	$1.54	16d	1	1.08mi
1122 Wellman Ave NE Unit 4 Huntsville, AL	2.0	1.0	830	$1,645	$1.98	45d	1	1.09mi
3328 Meridian St N Apt 114 Huntsville, AL	2.0	1.0	800	$600	$0.75	16d	1	1.15mi
3330 Meridian St N Huntsville, AL	2.0	1.0	800	$700	$0.88	16d	1	1.18mi
102 Maysville Rd SE Unit 104 4 Huntsville, AL	2.0	1.0	715	$800	$1.12	45d	1	1.25mi
1505 Randolph Ave SE Huntsville, AL	2.0	1.0	638	$955	$1.50	45d	1	1.26mi
1507 Randolph Ave SE Huntsville, AL	2.0	1.0	638	$975	$1.53	45d	1	1.26mi
800 Wells Ave SE Unit B Huntsville, AL	1.0	1.0	600	$898	$1.50	25d	1	1.28mi
125 Ridgegate Pl Huntsville, AL	1.0–3.0	1.0–2.5	991	$1,078	$1.09	45d	1	1.31mi

Listing history 8 events

1. 2026-04-26
   status Pending
2. 2026-02-25
   price $169,000
3. 2025-12-30
   price $174,500
4. 2025-11-04
   price $189,000
5. 2025-10-03
   listed $194,000 Active
6. 2025-06-18
   price $169,000
7. 2025-04-28
   price $179,000
8. 2025-04-14
   listed $189,000 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: $871 · $73/mo
• Projected year-2 tax: $871 · $73/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $15,140
• − Mortgage interest: −$9,467
• − Property taxes: −$871
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,211
• − Management: −$1,211
• − Depreciation: −$4,916
• Taxable loss: −$4,179
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $-185/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

-10.6% since first listed

8 events — show timeline

• 2026-04-26 Pending — VMLS
• 2026-02-25 Price Changed $169,000 VMLS
• 2025-12-30 Price Changed $174,500 VMLS
• 2025-11-04 Price Changed $189,000 VMLS
• 2025-10-03 Listed $194,000 VMLS
• 2025-06-18 Price Changed $169,000 VMLS
• 2025-04-28 Price Changed $179,000 VMLS
• 2025-04-14 Listed $189,000 VMLS

Property tax history

+4.9%/yr

Latest (2024): $871 · +6.8% YoY. Source: county tax records.