2511 Andrew Jackson Way NE · Huntsville, AL 35811

$209,900

3 bd · 1.0 ba · 1,388 sqft · SingleFamily public records · 87 Days on market

Built 1956 0.31 ac lot $151/sqft · 17% below area Est $247k · 15% under

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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 +14.2/15.0
• Cash flow +13.5/30.0
• Rent growth +4.2/5.0
• DSCR +4.1/10.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

Ideally located just minutes from downtown Huntsville, this move-in ready brick ranch offers convenient access to Highway 72, Research Park, and I-565. Inside, you’ll find hardwood flooring and an inviting open floor plan designed for comfortable living and easy entertaining. The spacious, fully fenced backyard features a large deck—perfect for relaxing or hosting gatherings. A well-maintained property that presents an excellent opportunity for first-time buyers, investors, or anyone seeking a solid home in a prime location.

Key facts

• Large deck
• Prime location
• Brick ranch

Tags

• BRICK RANCH
• FULLY FENCED BACKYARD
• LARGE DECK
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $9 ($111/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 $161k (23.4% below list).
• Recommended offer: $161k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• 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 45d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 87 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago 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

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $160,763 (23.4% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.9

CMA / ARV

• ARV (median comp): $246,546
• List price: $209,900
• Delta: -14.86%
• 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
2626 NE Valley Brook Dr	0.19mi	3/2.0	1,421 (+2%)	3mo	$215,000	$151	81
2106 Maysville Rd NE	0.47mi	3/1.5	1,274 (-8%)	2mo	$168,000	$132	61
720 Stevens Ave	0.75mi	3/2.0	1,381 (-0%)	1mo	$485,000	$351	60
1602 Rison Ave NE	0.68mi	3/2.0	1,422 (+2%)	1mo	$312,500	$220	60
2103 Lee High Dr	0.49mi	3/2.0	1,474 (+6%)	6mo	$126,000	$85	58
1703 Oakwood Ave	0.56mi	3/1.5	1,257 (-9%)	3mo	$215,500	$171	53
1106 Rison Ave NE	0.64mi	3/2.0	1,502 (+8%)	4mo	$380,000	$253	49
1713 Oakwood Ave NE	0.61mi	3/2.0	1,540 (+11%)	1mo	$218,000	$142	48
1100 Rison Ave NE	0.64mi	3/2.0	1,520 (+10%)	6mo	$399,000	$263	45
1426 Rison Ave	0.65mi	3/2.0	1,545 (+11%)	4mo	$315,000	$204	44
1603 Stevens Ave NE	0.72mi	3/1.0	1,209 (-13%)	4mo	$275,000	$227	42
804 Minor St NE	0.71mi	3/2.0	1,523 (+10%)	7mo	$285,000	$187	41

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: -12.4%
• Equity multiple: 0.54×
• Total profit: $-27,116
• Equity at exit: $31,297

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $5,175
• Equity at exit: $18,148

Cash invested: $58,772 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,608 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $9

Break-even live

Break-even rent $1,596

Max offer price $209,900

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $69	+0% $9	+5% $-50	+10% $-110
Rent	-10% $-118	-5% $-54	+0% $9	+5% $73	+10% $136
Rate	-1.0pp $115	-0.5pp $63	base $9	+0.5pp $-45	+1.0pp $-100

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1607 Chapman Ave NE Huntsville, AL	3.0	2.0	1508	$1,495	$0.99	24d	1	0.27mi
1114 Oakwood Ave NE Unit A Huntsville, AL	2.0	1.0	1000	$995	$0.99	15d	1	0.45mi
2211 Penhall Dr NE Huntsville, AL	3.0	1.5	1274	$1,650	$1.30	45d	1	0.46mi
1107 England St NE Unit A Huntsville, AL	2.0	1.0	956	$1,200	$1.26	45d	1	0.54mi
1529 McKinley Ave NE Huntsville, AL	2.0	1.0	884	$1,400	$1.58	45d	1	0.54mi
1224 Halsey Ave NE Huntsville, AL	3.0	2.0	1229	$2,000	$1.63	24d	1	0.57mi
2601 Academy Dr NW Huntsville, AL	2.0–4.0	1.0–2.0	971	$1,262	$1.30	45d	1	0.58mi
2032 Front St NE Huntsville, AL	4.0	2.0	1304	$1,400	$1.07	45d	1	0.63mi
2809 Academy Dr NW Huntsville, AL	2.0	1.5	900	$950	$1.06	45d	1	0.63mi
1503 Rison Ave NE Huntsville, AL	2.0	1.0	1070	$1,395	$1.30	45d	1	0.65mi
805 Rison Ave NE Huntsville, AL	3.0	2.0	1700	$2,250	$1.32	45d	1	0.65mi
415 Halsey Ave NE Huntsville, AL	2.0	1.0–2.0	818	$1,760	$2.15	15d	20	0.69mi
1602 Rison Ave NE Huntsville, AL	3.0	2.0	1422	$1,750	$1.23	15d	1	0.70mi
1423 Stevens Ave NE Huntsville, AL	2.0	1.0	1020	$1,450	$1.42	45d	1	0.71mi
304 Wind Ave NW Huntsville, AL	2.0	1.0	960	$1,095	$1.14	45d	1	0.73mi
522 Lisa Ln NW Huntsville, AL	4.0	3.0	1025	$1,695	$1.65	45d	1	0.74mi
2107 Epworth Dr NE Unit H Huntsville, AL	2.0	1.5	875	$1,175	$1.34	15d	1	0.78mi
1511 Humes Ave NE Huntsville, AL	3.0	1.0	1053	$1,675	$1.59	24d	1	0.79mi
1808 Oakwood Ave NE Huntsville, AL	2.0	1.0	1200	$1,350	$1.12	45d	1	0.82mi
1236 Oshaughnessy Ave NE Huntsville, AL	3.0	1.0	950	$1,450	$1.53	24d	1	0.85mi
2224 Bide a Wee Dr NE Huntsville, AL	2.0	2.0	1024	$1,550	$1.51	15d	1	0.91mi
641 Dawson Ter NW Huntsville, AL	4.0	2.0	1506	$1,675	$1.11	15d	1	0.93mi
510 Lacy St NE Huntsville, AL	2.0	1.0	900	$1,395	$1.55	45d	1	0.93mi
1605 McCullough Ave NE Huntsville, AL	2.0	2.0	1100	$2,200	$2.00	15d	1	0.94mi
621 Murray Rd NW Huntsville, AL	3.0	1.5	1008	$1,325	$1.31	15d	1	0.95mi
2106 Giles Dr NE Huntsville, AL	4.0	2.0	1792	$1,800	$1.00	45d	1	0.96mi
1903 Melbourne Ave NE Huntsville, AL	3.0	2.5	1707	$1,950	$1.14	24d	1	0.96mi
611 Ofallon Rd NW Huntsville, AL	3.0	2.0	1350	$3,000	$2.22	24d	1	0.96mi
1610 McCullough Ave NE Huntsville, AL	2.0	1.0	1100	$1,800	$1.64	45d	1	0.97mi
410 McCullough Ave NE Huntsville, AL	3.0	1.0	1143	$1,500	$1.31	24d	1	1.04mi
3058 Boswell Dr NW Huntsville, AL	4.0	2.0	1450	$1,398	$0.96	45d	1	1.04mi
1000 Hampton Fall Blvd Huntsville, AL	1.0–3.0	1.0–2.0	1177	$1,451	$1.23	45d	4	1.08mi
1712 Ward Ave NE Huntsville, AL	2.0	1.5	1190	$1,495	$1.26	45d	1	1.13mi
1716 Ward Ave NE Huntsville, AL	2.0	1.5	1200	$1,400	$1.17	45d	1	1.13mi
1722 Ward Ave NE Unit 1 Huntsville, AL	2.0	2.0	1203	$1,450	$1.21	45d	1	1.14mi
2002 Chambers Dr NE Huntsville, AL	3.0	2.0	1750	$1,790	$1.02	45d	1	1.15mi
202 Beirne Ave NE Huntsville, AL	3.0	1.5	1145	$1,450	$1.27	45d	1	1.20mi
1112 Wellman Ave NE Huntsville, AL	2.0	2.0	957	$1,475	$1.54	15d	1	1.21mi
401 Pratt Ave NE Huntsville, AL	2.0	1.0–2.0	929	$2,290	$2.47	15d	64	1.22mi
218 Ward Ave NE Huntsville, AL	2.0	2.0	932	$1,450	$1.56	15d	1	1.23mi

Listing history 15 events

1. 2026-05-10
   status Pending 542-char remark

   Show marketing remark (542 chars)

   Ideally located just minutes from downtown Huntsville, this move-in ready brick ranch offers convenient access to Highway 72, Research Park, and I-565. Inside, you’ll find hardwood flooring and an inviting open floor plan designed for comfortable living and easy entertaining. The spacious, fully fenced backyard features a large deck—perfect for relaxing or hosting gatherings. A well-maintained property that presents an excellent opportunity for first-time buyers, investors, or anyone seeking a solid home in a prime location.

2. 2026-04-19
   price $209,900 542-char remark

   Show marketing remark (542 chars)

   Ideally located just minutes from downtown Huntsville, this move-in ready brick ranch offers convenient access to Highway 72, Research Park, and I-565. Inside, you’ll find hardwood flooring and an inviting open floor plan designed for comfortable living and easy entertaining. The spacious, fully fenced backyard features a large deck—perfect for relaxing or hosting gatherings. A well-maintained property that presents an excellent opportunity for first-time buyers, investors, or anyone seeking a solid home in a prime location.

3. 2026-02-12
   listed $215,000 Active 542-char remark

   Show marketing remark (542 chars)

   Ideally located just minutes from downtown Huntsville, this move-in ready brick ranch offers convenient access to Highway 72, Research Park, and I-565. Inside, you’ll find hardwood flooring and an inviting open floor plan designed for comfortable living and easy entertaining. The spacious, fully fenced backyard features a large deck—perfect for relaxing or hosting gatherings. A well-maintained property that presents an excellent opportunity for first-time buyers, investors, or anyone seeking a solid home in a prime location.

4. 2025-10-08
   price $215,000
5. 2025-09-17
   price $220,000
6. 2025-07-24
   price $224,900
7. 2025-07-09
   listed $230,000 Active
8. 2023-05-08
   soldstatus $210,000
9. 2023-05-05
   soldstatus $210,000 Sold
10. 2023-04-07
    status Pending
11. 2023-04-06
    listed $200,000 Active
12. 2018-06-26
    soldstatus $118,200
13. 2018-06-25
    soldstatus $118,000
14. 2018-05-02
    listed $118,000
15. 2009-05-26
    soldstatus $92,824

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% 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 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: $19,292
• − Mortgage interest: −$11,758
• − Property taxes: −$871
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$6,106
• Taxable loss: −$3,579
• Est. tax savings @ 24.0%: +$859
• After-tax cash flow: $970/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

+126.1% since first listed

15 events — show timeline

• 2026-05-10 Pending — VMLS
• 2026-04-19 Price Changed $209,900 VMLS
• 2026-02-12 Listed $215,000 VMLS
• 2025-10-08 Price Changed $215,000 VMLS
• 2025-09-17 Price Changed $220,000 VMLS
• 2025-07-24 Price Changed $224,900 VMLS
• 2025-07-09 Listed $230,000 VMLS
• 2023-05-08 Sold (Public Records) $210,000 Public Records
• 2023-05-05 Sold (MLS) $210,000 VMLS
• 2023-04-07 Pending — VMLS
• 2023-04-06 Listed $200,000 VMLS
• 2018-06-26 Sold (Public Records) $118,200 Public Records
• 2018-06-25 Sold (MLS) $118,000 VMLS
• 2018-05-02 Listed $118,000 VMLS
• 2009-05-26 Sold (Public Records) $92,824 Public Records

Property tax history

+7.2%/yr

Latest (2024): $871 · -48.6% YoY. Source: county tax records.