8204 Willowbrook Cir SE Unit C · Huntsville, AL 35802

$164,900

3 bd · 2.0 ba · 1,830 sqft · Condo · 40 Days on market

Built 1965 Good condition $90/sqft · 15% below area Est $195k · 15% under $387/mo HOA · 23% of rent

---

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 +14.5/15.0
• Cash flow +7.7/30.0
• 1% rule +5.2/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +3.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

WELCOME TO 8204 WILLOWBROOK CIRCLE, A SPACIOUS CONDO NESTED IN AN ESTABLISHED SOUTH HUNTSVILLE COMMUNITY. THIS INVITING HOME FEATURES A FUNCTIONAL LAYOUT, GENEROUS LIVING SPACES, AND PLENTY OF NATURAL LIGHT. ENJOY LOW MAINTENANCE LIVING IN A CONVENIENT LOCATION NEAR SHOPPING, DINING, REDSTONE ARSENAL, AND MAJOR ROADWAYS. A WONDERFUL OPPORTUNITY FOR ANYONE LOOKING FOR COMFORT, SPACE, AND CONVENIENCE IN SOUTH HUNTSVILLE.

Key facts

• Natural light
• $387 HOA
• Community pool

Tags

• NATURAL LIGHT
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (17.0% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $137k (17.0% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Weatherly Heights Elementary School (math 27% / reading 62%, grade F, #171 of 627 statewide, top 31%, 481 students, 42% FRL); Whitesburg Middle School (math 12% / reading 40%, grade F, #155 of 257 statewide, top 61%, 539 students, 48% FRL); Virgil Grissom High School (math 34% / reading 40%, grade F, #39 of 305 statewide, top 13%, 1,974 students, 43% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 328 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 47% 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 $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 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,924 (17.0% 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 40 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 8.1

CMA / ARV

• ARV (median comp): $195,122
• List price: $164,900
• Delta: -15.49%
• 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
1219 Briar Hollow Trl	0.15mi	3/2.0	1,875 (+2%)	2mo	$395,000	$211	87
7808 SE Double Tree Dr SE	0.22mi	4/3.0 (+1)	1,825 (-0%)	0mo	$240,500	$132	80
907 Flora Cir SE	0.64mi	3/2.0	1,787 (-2%)	1mo	$274,000	$153	65
9011 Valley View Dr SE	1.50mi	4/2.0 (+1)	1,779 (-3%)	0mo	$336,000	$189	55
1318 Wind River Cir SE	0.38mi	4/2.5 (+1)	2,270 (+24%)	0mo	$430,000	$189	50
1217 Kingsway Rd	0.53mi	3/2.0	2,270 (+24%)	1mo	$295,000	$130	50
9007 Edgehill Dr SE	1.28mi	3/2.5	1,988 (+9%)	0mo	$350,000	$176	48
7208 Hickory Hill Ln SE	1.33mi	3/2.0	2,020 (+10%)	2mo	$360,000	$178	46
1710 Willowbrook Dr	0.61mi	4/3.0 (+1)	2,260 (+24%)	2mo	$425,000	$188	36
8507 Louis Dr	1.38mi	3/3.0	2,232 (+22%)	1mo	$387,000	$173	35
817 Mira Vista Dr	0.73mi	4/2.5 (+1)	2,092 (+14%)	1mo	$325,000	$155	34
2100 Aftonbrae Dr	1.18mi	4/2.0 (+1)	2,154 (+18%)	1mo	$200,000	$93	34

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 · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.20×
• Total profit: $-36,918
• Equity at exit: $24,587

10-year hold

• IRR: -13.6%
• Equity multiple: 0.15×
• Total profit: $-39,158
• Equity at exit: $14,258

Cash invested: $46,172 (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 35802

• Home prices YoY: -30.7%
• Rents YoY: 4.1%
• Active inventory: 328
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,688 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,474/yr
• Insurance: −$69
• HOA: −$387
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-193

Break-even live

Break-even rent $1,932

Max offer price $136,924

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-136	+0% $-193	+5% $-250	+10% $-307
Rent	-10% $-327	-5% $-260	+0% $-193	+5% $-127	+10% $-60
Rate	-1.0pp $-110	-0.5pp $-151	base $-193	+0.5pp $-236	+1.0pp $-280

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: $41,225
• Closing costs: $4,947
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1225 Willowbrook Dr SE Huntsville, AL	1.0–3.0	1.0–2.5	1132	$1,238	$1.09	0d	22	0.13mi
908 Cornelia Dr SE Huntsville, AL	4.0	2.0	1893	$2,000	$1.06	6d	1	0.64mi
816 Mira Vista Dr SE Huntsville, AL	4.0	3.0	2168	$2,595	$1.20	6d	1	0.70mi
9001 Mahogany Row SE Unit B Huntsville, AL	3.0	2.5	1250	$2,800	$2.24	139d	1	0.78mi
8002 Greenwillow Ct SE Huntsville, AL	4.0	3.0	2317	$1,900	$0.82	4d	1	0.80mi
8002 Greenwillow Ct SE Huntsville, AL	4.0	2.5	2317	$1,900	$0.82	3d	1	0.80mi
9003 Mahogany Row SE Unit A Huntsville, AL	3.0	2.5	1250	$2,800	$2.24	6d	1	0.80mi
9003 Mahogany Row SE Unit C Huntsville, AL	3.0	2.5	1250	$2,800	$2.24	139d	1	0.80mi
9006 Mahogany Row SE Unit B Huntsville, AL	3.0	2.5	1392	$1,198	$0.86	6d	1	0.83mi
1552 Four Mile Post Rd SE Huntsville, AL	2.0	2.5	1450	$1,650	$1.14	119d	1	0.86mi
1536 Four Mile Post Rd SE Huntsville, AL	2.0	2.5	1500	$1,695	$1.13	139d	1	0.89mi
9016 Mahogany Row SE Unit D Huntsville, AL	2.0	2.0	1300	$1,195	$0.92	109d	1	0.89mi
9018 Mahogany Row SE Unit B Huntsville, AL	3.0	2.0	1332	$1,250	$0.94	139d	1	0.90mi
65 Valley Way Cir SE Unit 65 Huntsville, AL	3.0	2.0	1750	$1,895	$1.08	6d	1	0.91mi
1005 Willow Cove Cir SE Huntsville, AL	4.0	2.0	1600	$1,895	$1.18	6d	1	0.92mi
9802 Dolphin Dr SE Huntsville, AL	4.0	2.0	2160	$2,175	$1.01	139d	1	0.94mi
8711 Edgehill Dr SE Huntsville, AL	3.0	2.5	2263	$2,250	$0.99	139d	1	0.97mi
9010 Cannstatt Dr SE Huntsville, AL	4.0	2.0	2074	$2,100	$1.01	6d	1	1.09mi
1 Legacy Farm Dr Huntsville, AL	1.0–3.0	1.0–2.0	1120	$2,084	$1.86	109d	42	1.09mi

Property features AI

Finance

• Other: Part of Willowbrook Condo subdivision
• HOA & community: HOA with monthly feeMonthly association fee of $387Community poolCommon groundsAssociation covers maintenance of structure and grounds, insurance, trash, and pest control

Exterior

• Parking: No dedicated parking
• Utilities: Public sewer
• Home design: Condominium (residential)Built in 1965
• Construction: Brick construction
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 5 total roomsCrawl space basement

HOA detail $387/mo · $4,644/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $164,900 Active 40 DOM
2. 2026-09-22
   days on market $164,900 Active 39 DOM
3. 2026-09-21
   days on market $164,900 Active 38 DOM
4. 2026-09-20
   days on market $164,900 Active 37 DOM
5. 2026-09-19
   days on market $164,900 Active 36 DOM
6. 2026-09-18
   days on market $164,900 Active 35 DOM
7. 2026-09-17
   days on market $164,900 Active 34 DOM
8. 2026-09-16
   days on market $164,900 Active 33 DOM
9. 2026-09-15
   days on market $164,900 Active 32 DOM
10. 2026-09-14
    days on market $164,900 Active 31 DOM
11. 2026-09-13
    days on market $164,900 Active 30 DOM
12. 2026-09-12
    days on market $164,900 Active 29 DOM
13. 2026-09-11
    days on market $164,900 Active 28 DOM
14. 2026-09-05
    days on market $164,900 Active 22 DOM
15. 2026-09-04
    days on market $164,900 Active 21 DOM
16. 2026-09-03
    days on market $164,900 Active 20 DOM
17. 2026-08-31
    days on market $164,900 Active 17 DOM
18. 2026-08-30
    days on market $164,900 Active 16 DOM
19. 2026-08-29
    days on market $164,900 Active 15 DOM
20. 2026-08-28
    days on market $164,900 Active 14 DOM
21. 2026-08-27
    days on market $164,900 Active 13 DOM
22. 2026-08-25
    days on market $164,900 Active 11 DOM
23. 2026-08-24
    days on market $164,900 Active 10 DOM
24. 2026-08-23
    days on market $164,900 Active 9 DOM
25. 2026-08-22
    days on market $164,900 Active 8 DOM
26. 2026-08-21
    days on market $164,900 Active 7 DOM
27. 2026-08-20
    days on market $164,900 Active 6 DOM
28. 2026-08-19
    days on market $164,900 Active 5 DOM
29. 2026-08-18
    days on market $164,900 Active 4 DOM
30. 2026-08-17
    days on market $164,900 Active 3 DOM
31. 2026-08-16
    days on market $164,900 Active 2 DOM
32. 2026-08-15
    remarks 422-char remark
33. 2026-08-15
    pricedays on marketlisting id $164,900 Active 1 DOM
34. 2026-06-25
    days on market $175,000 Active 161 DOM
35. 2026-06-23
    days on market $175,000 Active 159 DOM
36. 2026-06-22
    days on market $175,000 Active 158 DOM
37. 2026-06-18
    days on market $175,000 Active 155 DOM
38. 2026-06-17
    days on market $175,000 Active 154 DOM
39. 2026-06-16
    days on market $175,000 Active 153 DOM
40. 2026-06-15
    days on market $175,000 Active 152 DOM
41. 2026-06-14
    days on market $175,000 Active 150 DOM
42. 2026-06-10
    days on market $175,000 Active 147 DOM
43. 2026-06-09
    days on market $175,000 Active 146 DOM
44. 2026-06-08
    days on market $175,000 Active 145 DOM
45. 2026-06-07
    days on market $175,000 Active 144 DOM
46. 2026-06-03
    days on market $175,000 Active 140 DOM
47. 2026-06-02
    days on market $175,000 Active 139 DOM
48. 2026-06-01
    days on market $175,000 Active 138 DOM
49. 2026-05-31
    days on market $175,000 Active 137 DOM
50. 2026-05-30
    days on market $175,000 Active 136 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,252
• − Mortgage interest: −$9,237
• − Property taxes: −$2,474
• − Insurance: −$824
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − HOA: −$4,644
• − Depreciation: −$4,797
• Taxable loss: −$4,964
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $-1,129/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $9,150–$27,450 screening

This well-maintained, freshly painted multi-family unit is in good condition and ready for a fresh coat of paint and some landscaping improvements to maximize its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Kitchen updates — Fresh updates can attract more buyers and renters. ↑
• Both Bathroom updates — Modernizing bathrooms can significantly boost both resale and rental value. ↑
• Both HVAC maintenance — A well-maintained HVAC system can improve comfort and energy efficiency, attracting more tenants and buyers. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Weatherly Heights Elementary School F AL #171/627 Nat'l #16,061/41,679 Middle Whitesburg Middle School F AL #155/257 Nat'l #10,089/14,009 High Virgil Grissom High School F AL #39/305 Nat'l #9,001/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 23,858
• Household income: $76,324
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 10% of renters

---

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 (74%)
• Race & ethnicity: White 74% Black 14% Two or more races 5% Hispanic / Latino 5% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 4% Serbian 3% Lithuanian 3%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 94% English-only · Spanish 3% 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: ▼ -169.74%
• Current HPI: 382.3827
• Rent YoY: ▲ 4.08%
• 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

Property features AI

Finance

• Other: Part of Willowbrook Condo subdivision
• HOA & community: HOA with monthly feeMonthly association fee of $387Community poolCommon groundsAssociation covers maintenance of structure and grounds, insurance, trash, and pest control

Exterior

• Parking: No dedicated parking
• Utilities: Public sewer
• Home design: Condominium (residential)Built in 1965
• Construction: Brick construction
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 5 total roomsCrawl space basement

Price history

+11678.6% since first listed

7 events — show timeline

• 2026-08-14 Listed $164,900 VMLS
• 2026-06-30 Rental Removed $1,400 BUILDIUM
• 2026-02-24 Price Changed $175,000 VMLS
• 2026-01-14 Listed $180,000 VMLS
• 2025-09-21 Listed for Rent $1,400 BUILDIUM
• 2025-09-16 Rental Removed $1,400 VMLS
• 2025-07-30 Listed for Rent $1,400 VMLS