7037 Regency Ln · Huntsville, AL 35748

$475,000

5 bd · 2.0 ba · 2,999 sqft · SingleFamily public records · 14 Days on market

Built 2020 0.29 ac lot Est $504k · 6% under $40/mo HOA · 1% of rent

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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 +16.2/30.0
• ARV discount +10.1/15.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• Livability +4.1/5.0
• 1% rule +3.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

UNDER CONSTRUCTION! HAYDEN PLAN. You'll love your luxury waterfall entry and mountain views. Gorgeous 5 bedroom, 3 bath and 3 car garage. Kitchen opens to great room and stacked stone fireplace, granite countertop and island. Hardwood flooring in open areas, tankless water heater, irrigation system and covered back patio. Network ready & Smart Home Technology! Hampton Cove schools! Near Robert Trent Jones Golf, Downtown Huntsville & Jones Valley!

Key facts

• Private office
• Spacious backyard
• Relaxing hot tub

Tags

• PRIVATE OFFICE
• GUEST SUITE
• EXTENDED PATIO
• RELAXING HOT TUB
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Property type: Residential, single family; Lot: approximately 0.29 acres (85 x 150 x 85 x 150)
• HOA & community: Community: Wilson Cove; Annual association fee of $475; Community features include curbs

Exterior

• Parking: Attached three-car garage; Garage door opener
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One story; Built in 2020; Brick construction
• Construction: Slab foundation
• Exterior features: Covered patio; Patio; Driveway: concrete; View

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator; Gas oven
• Bedrooms: Total rooms: 11
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Fireplace (outside); Hot tub; Curb/gutters; Sidewalk
• Laundry & utility: Tankless water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $475k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $400k (15.8% below list).
• Recommended offer: $400k (15.8% 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.
• 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: Hampton Cove Elementary (math 60% / reading 77%, grade B+, #32 of 627 statewide, top 5%, 684 students, 9% FRL); Hampton Cove Middle School (math 45% / reading 72%, grade B, #12 of 257 statewide, top 4%, 735 students, 11% FRL); Huntsville High School (math 41% / reading 51%, grade D-, #18 of 305 statewide, top 6%, 1,826 students, 28% FRL) — zoned schools average 16% FRL vs 46% district-wide (31 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 58% at this address vs 34% district-wide (+24 pts) — the actual schools serving this property are materially stronger than the Huntsville City average implies; a family-tenant draw the district grade alone would hide.
• 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 $51k of equity ($3k loan paydown + $48k 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 $133k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 $334k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $400,000 (15.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $503,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7061 SE Regency Ln	0.05mi	5/3.5	2,980 (-1%)	10mo	$420,400	$141	82
7052 SE Regency Ln	0.06mi	5/3.5	2,980 (-1%)	13mo	$429,900	$144	80
7101 Raquel Cir SE	0.24mi	5/3.5	3,133 (+4%)	1mo	$619,900	$198	74
7110 Raquel Cir SE	0.18mi	4/3.0 (-1)	2,830 (-6%)	6mo	$579,900	$205	68
7028 Regency Ln	0.09mi	4/3.0 (-1)	2,589 (-14%)	2mo	$474,900	$183	63
7070 Regency Ln SE	0.07mi	4/3.0 (-1)	2,595 (-14%)	4mo	$409,900	$158	62
7100 Kalli Ilyssa Cir SE	0.18mi	4/3.0 (-1)	2,647 (-12%)	2mo	$519,900	$196	61
7056 SE Regency Ln	0.06mi	4/3.0 (-1)	2,595 (-14%)	12mo	$395,900	$153	56
8518 Sophia Nicolle Ct SE	0.27mi	4/3.0 (-1)	2,595 (-14%)	1mo	$396,900	$153	56
7102 Kalli Ilyssa Cir SE	0.19mi	4/3.0 (-1)	2,595 (-14%)	7mo	$437,060	$168	54
7106 Kalli Ilyssa Cir SE	0.16mi	4/3.0 (-1)	2,595 (-14%)	9mo	$448,610	$173	54
8502 Sophia Nicolle Ct SE	0.22mi	4/3.0 (-1)	2,595 (-14%)	6mo	$409,900	$158	54

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: 25.9%
• Equity multiple: 3.07×
• Total profit: $274,696
• Equity at exit: $427,918

10-year hold

• IRR: 22.8%
• Equity multiple: 6.98×
• Total profit: $795,880
• Equity at exit: $922,821

Cash invested: $133,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$177 /mo · $2,127/yr
• Insurance: −$198
• HOA: −$40
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $254

Break-even live

Break-even rent $3,679

Max offer price $475,000

Occupancy floor 89%

Sensitivity live

Price	-10% $523	-5% $388	+0% $254	+5% $119	+10% $-15
Rent	-10% $-62	-5% $96	+0% $254	+5% $412	+10% $570
Rate	-1.0pp $493	-0.5pp $375	base $254	+0.5pp $131	+1.0pp $6

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8889 Mountain Preserve Blvd SE Gurley, AL	4.0	3.5	3350	$4,000	$1.19	44d	1	0.90mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: water

Listing history 10 events

1. 2026-06-18
   days on market $475,000 Active 14 DOM
2. 2026-06-17
   days on market $475,000 Active 13 DOM
3. 2026-06-16
   days on market $475,000 Active 12 DOM
4. 2026-06-15
   days on market $475,000 Active 11 DOM
5. 2026-06-14
   days on market $475,000 Active 9 DOM
6. 2026-06-10
   days on market $475,000 Active 6 DOM
7. 2026-06-09
   days on market $475,000 Active 5 DOM
8. 2026-06-08
   days on market $475,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $475,000 Active 3 DOM

ⓘ 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: $2,127 · $177/mo
• Projected year-2 tax: $2,127 · $177/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 24 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: $48,000
• − Mortgage interest: −$26,607
• − Property taxes: −$2,127
• − Insurance: −$2,375
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$480
• − Depreciation: −$13,818
• Taxable loss: −$5,088
• Est. tax savings @ 24.0%: +$1,221
• After-tax cash flow: $4,268/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
• 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

+44.5% since first listed

11 events — show timeline

• 2026-06-04 Listed $475,000 VMLS
• 2020-08-03 Sold (MLS) $333,641 VMLS
• 2020-06-21 Pending — VMLS
• 2020-06-19 Listed $329,066 VMLS
• 2020-06-18 Delisted — VMLS
• 2020-06-16 Price Changed $329,066 VMLS
• 2020-05-13 Price Changed $327,566 VMLS
• 2020-05-13 Price Changed $333,641 VMLS
• 2020-05-07 Relisted — VMLS
• 2020-03-04 Pending — VMLS
• 2020-02-21 Listed $328,716 VMLS

Property tax history

+132.2%/yr

Latest (2022): $2,127 · +10.5% YoY. Source: county tax records.