1885 Nick Davis Rd · Huntsville, AL 35749

$217,500

3 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 12 Days on market

Built 2001 0.55 ac lot $146/sqft · 28% below area Est $296k · 27% 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +3.3/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-MOVE IN READY with MANY UPDATES! This beautiful 3 bedroom 2 bath ranch has a large kitchen with rich dark wood cabinets and sunny breakfast nook. NEW HVAC 2016! UPDATED FLOORING, PAINT, FIXTURES, COUNTERTOPS, & MORE! LARGE great room with vaulted ceiling and fireplace. Large master bedroom and spacious master bath with whirlpool tub, separate shower and his/her dual vanity. Also has a big walk in closet. REFRIGERATOR/WASHER/DRYER INCLUDED! Large fenced in backyard with plenty of running room for the kids. Home is within 6 miles of Madison Hospital and 14 miles from Redstone Arsenal. 100% Financing Available!!!

Key facts

• Fenced yard
• Vaulted ceiling
• Sunny eat in kitchen

Tags

• FENCED YARD
• SUNNY EAT IN KITCHEN
• GREAT ROOM
• VAULTED CEILING
• FIREPLACE
• WHIRLPOOL TUB

Property features AI

Finance

• Other: Directions: Hwy 72 West to County Line Rd (old railroad bed), left on Nick Davis; house on the right.
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Attached two-car garage that faces the side
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One level; Built in 2001; Residential property
• Construction: Slab foundation
• Exterior features: Patio; Treed lot

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace; Treed lot views

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $180k (17.2% below list).
• Recommended offer: $180k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• 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: Harvest School (math 19% / reading 46%, grade F, #329 of 627 statewide, top 53%, 734 students, 54% FRL); Sparkman Middle School (math 18% / reading 53%, grade F, #81 of 257 statewide, top 33%, 859 students, 60% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools average 50% FRL vs 29% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 666 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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.
• Current owner paid $144k; list at $218k implies a 51% gain — meaningful room to come down on a strong offer.

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 $180,045 (17.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $296,460
• List price: $217,500
• Delta: -26.63%
• 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
1024 NW Highgrove Hts Unit N/A	0.11mi	3/2.0	1,355 (-9%)	7mo	$265,000	$196	69
30073 Plantation Park Dr	0.34mi	3/2.0	1,501 (+0%)	14mo	$255,000	$170	68
30085 Glenrose Way	0.50mi	3/2.0	1,582 (+6%)	6mo	$245,000	$155	58
391 Sandy Oak Dr	0.34mi	3/2.0	1,683 (+13%)	2mo	$300,900	$179	57
225 Maggie Mance Ln	0.57mi	3/2.0	1,373 (-8%)	2mo	$255,000	$186	54
398 Smith Vasser Rd	0.62mi	3/2.5	1,580 (+6%)	3mo	$282,000	$178	53
3815 Jameson Dr	0.44mi	3/2.0	1,629 (+9%)	10mo	$193,000	$118	52
230 Maggie Mance Ln	0.59mi	3/2.0	1,408 (-6%)	10mo	$249,000	$177	51
16532 Camberwell Dr	0.59mi	3/2.0	1,607 (+8%)	8mo	$245,000	$152	49
29852 Brentshire Dr	0.66mi	3/2.5	1,648 (+10%)	11mo	$249,000	$151	36
1161 Pine Grove Rd	0.69mi	3/2.0	1,340 (-10%)	14mo	$214,300	$160	35
29656 Abbeywood Ln NW	0.74mi	3/2.0	1,688 (+13%)	9mo	$275,000	$163	32

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-30,256
• Equity at exit: $32,430

10-year hold

• IRR: -8.8%
• Equity multiple: 0.50×
• Total profit: $-30,472
• Equity at exit: $18,805

Cash invested: $60,900 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 666
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,800 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $141

Break-even live

Break-even rent $1,622

Max offer price $217,500

Occupancy floor 87%

Sensitivity live

Price	-10% $264	-5% $203	+0% $141	+5% $79	+10% $18
Rent	-10% $-1	-5% $70	+0% $141	+5% $212	+10% $283
Rate	-1.0pp $251	-0.5pp $196	base $141	+0.5pp $85	+1.0pp $27

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17439 Morgan Dr Harvest, AL	3.0	2.0	1193	$1,550	$1.30	22d	1	0.33mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	24d	1	0.56mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	24d	1	0.65mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	45d	1	0.80mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	22d	1	0.89mi

Listing history 11 events

1. 2026-05-18
   status Pending 693-char remark
2. 2026-05-06
   listed $217,500 Active 693-char remark
3. 2018-03-05
   soldstatus $144,001
4. 2018-02-28
   soldstatus $142,001 623-char remark

   Show marketing remark (623 chars)

   -MOVE IN READY with MANY UPDATES! This beautiful 3 bedroom 2 bath ranch has a large kitchen with rich dark wood cabinets and sunny breakfast nook. NEW HVAC 2016! UPDATED FLOORING, PAINT, FIXTURES, COUNTERTOPS, & MORE! LARGE great room with vaulted ceiling and fireplace. Large master bedroom and spacious master bath with whirlpool tub, separate shower and his/her dual vanity. Also has a big walk in closet. REFRIGERATOR/WASHER/DRYER INCLUDED! Large fenced in backyard with plenty of running room for the kids. Home is within 6 miles of Madison Hospital and 14 miles from Redstone Arsenal. 100% Financing Available!!!

5. 2018-02-05
   listed $142,000 623-char remark

   Show marketing remark (623 chars)

   -MOVE IN READY with MANY UPDATES! This beautiful 3 bedroom 2 bath ranch has a large kitchen with rich dark wood cabinets and sunny breakfast nook. NEW HVAC 2016! UPDATED FLOORING, PAINT, FIXTURES, COUNTERTOPS, & MORE! LARGE great room with vaulted ceiling and fireplace. Large master bedroom and spacious master bath with whirlpool tub, separate shower and his/her dual vanity. Also has a big walk in closet. REFRIGERATOR/WASHER/DRYER INCLUDED! Large fenced in backyard with plenty of running room for the kids. Home is within 6 miles of Madison Hospital and 14 miles from Redstone Arsenal. 100% Financing Available!!!

6. 2014-04-21
   soldstatus $125,000
7. 2014-04-16
   soldstatus $125,000

   Show marketing remark (493 chars)

   -MOVE IN READY- This beautiful 3 bedroom 2 bath ranch has a large kitchen with rich dark wood cabinets and sunny breakfast nook. Roomy great room with vaulted ceiling and fireplace. Large master bedroom and spacious master bath with whirlpool tub, separate shower and his/her dual vanity. Also has a big walk in closet. Large fenced in backyard with plenty of running room for the kids. Home is within 6 miles of Madison Hospital and 14 miles from Redstone Arsenal. 100% Financing Available!!!

8. 2014-04-16
   soldstatus $125,000

   Show marketing remark (493 chars)

   -MOVE IN READY- This beautiful 3 bedroom 2 bath ranch has a large kitchen with rich dark wood cabinets and sunny breakfast nook. Roomy great room with vaulted ceiling and fireplace. Large master bedroom and spacious master bath with whirlpool tub, separate shower and his/her dual vanity. Also has a big walk in closet. Large fenced in backyard with plenty of running room for the kids. Home is within 6 miles of Madison Hospital and 14 miles from Redstone Arsenal. 100% Financing Available!!!

9. 2013-10-23
   listed $124,900

   Show marketing remark (493 chars)

   -MOVE IN READY- This beautiful 3 bedroom 2 bath ranch has a large kitchen with rich dark wood cabinets and sunny breakfast nook. Roomy great room with vaulted ceiling and fireplace. Large master bedroom and spacious master bath with whirlpool tub, separate shower and his/her dual vanity. Also has a big walk in closet. Large fenced in backyard with plenty of running room for the kids. Home is within 6 miles of Madison Hospital and 14 miles from Redstone Arsenal. 100% Financing Available!!!

10. 2013-10-23
    listed $124,900

    Show marketing remark (493 chars)

    -MOVE IN READY- This beautiful 3 bedroom 2 bath ranch has a large kitchen with rich dark wood cabinets and sunny breakfast nook. Roomy great room with vaulted ceiling and fireplace. Large master bedroom and spacious master bath with whirlpool tub, separate shower and his/her dual vanity. Also has a big walk in closet. Large fenced in backyard with plenty of running room for the kids. Home is within 6 miles of Madison Hospital and 14 miles from Redstone Arsenal. 100% Financing Available!!!

11. 2006-02-02
    soldstatus $98,485

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $892 · $74/mo
• Expected delta: +$290/yr (+$24/mo · 48.2%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 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: $21,605
• − Mortgage interest: −$12,183
• − Property taxes: −$602
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$6,327
• Taxable loss: −$2,051
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $2,184/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

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

+120.8% since first listed

11 events — show timeline

• 2026-05-18 Pending — VMLS
• 2026-05-06 Listed $217,500 VMLS
• 2018-03-05 Sold (Public Records) $144,001 Public Records
• 2018-02-28 Sold (MLS) $142,001 VMLS
• 2018-02-05 Listed $142,000 VMLS
• 2014-04-21 Sold (Public Records) $125,000 Public Records
• 2014-04-16 Sold (MLS) $125,000 MKMLS as distributed by MLS GRID
• 2014-04-16 Sold (MLS) $125,000 VMLS
• 2013-10-23 Listed $124,900 MKMLS as distributed by MLS GRID
• 2013-10-23 Listed $124,900 VMLS
• 2006-02-02 Sold (Public Records) $98,485 Public Records

Property tax history

+4.8%/yr

Latest (2024): $602 · +3.6% YoY. Source: county tax records.