8204 Willowbrook Cir Unit C · Huntsville, AL 35802

$175,000

3 bd · 2.0 ba · 1,830 sqft · Condo · 158 Days on market

Good condition $96/sqft · 16% below area Est $208k · 16% under $387/mo HOA · 23% of rent

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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 +14.6/15.0
• Cash flow +6.8/30.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• Condition / age +3.8/5.0
• Rent growth +3.5/5.0
• Schools +2.9/10.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this very spacious 3-bedroom, 2-bath, freshly painted upstairs condo, ideally located in a sought-after neighborhood known for its convenience and appeal.

Key facts

• $387 HOA
• Listed 158 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (4.2% below list).
• Recommended offer: $136k (22.5% below list) — sets the bar for cash-flow.

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); Virgil Grissom High School (math 34% / reading 40%, grade F, #39 of 305 statewide, top 13%, 1,974 students, 43% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 228 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 158 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 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 $135,551 (22.5% 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 158 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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 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: 0.96% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 8.7

CMA / ARV

• ARV (median comp): $208,006
• List price: $175,000
• Delta: -15.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.08% rent growth · sell at horizon

5-year hold

• IRR: -26.0%
• Equity multiple: 0.11×
• Total profit: $-43,617
• Equity at exit: $26,093

10-year hold

• IRR: -18.1%
• Equity multiple: -0.05×
• Total profit: $-51,551
• Equity at exit: $15,131

Cash invested: $49,000 (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 35802

• Home prices YoY: -30.7%
• Rents YoY: 4.1%
• Active inventory: 228
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$387
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-273

Break-even live

Break-even rent $2,021

Max offer price $135,551

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-212	+0% $-273	+5% $-333	+10% $-394
Rent	-10% $-405	-5% $-339	+0% $-273	+5% $-206	+10% $-140
Rate	-1.0pp $-184	-0.5pp $-228	base $-273	+0.5pp $-318	+1.0pp $-364

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	25d	21	0.13mi
9001 Mahogany Row SE Unit B Huntsville, AL	3.0	2.5	1250	$2,800	$2.24	46d	1	0.78mi
9003 Mahogany Row SE Unit C Huntsville, AL	3.0	2.5	1250	$2,800	$2.24	46d	1	0.80mi
1552 Four Mile Post Rd SE Huntsville, AL	2.0	2.5	1450	$1,650	$1.14	25d	1	0.86mi
1536 Four Mile Post Rd SE Huntsville, AL	2.0	2.5	1500	$1,695	$1.13	46d	1	0.89mi
9016 Mahogany Row SE Unit D Huntsville, AL	2.0	2.0	1300	$1,195	$0.92	16d	1	0.89mi
9018 Mahogany Row SE Unit B Huntsville, AL	3.0	2.0	1332	$1,250	$0.94	46d	1	0.90mi
9802 Dolphin Dr SE Huntsville, AL	4.0	2.0	2160	$2,175	$1.01	46d	1	0.94mi
8711 Edgehill Dr SE Huntsville, AL	3.0	2.5	2263	$2,250	$0.99	46d	1	0.97mi
1 Legacy Farm Dr Huntsville, AL	1.0–3.0	1.0–2.0	1120	$2,084	$1.86	16d	42	1.09mi

HOA detail condo

• Monthly dues: $387 · $4,644/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-22
   days on market $175,000 Active 158 DOM
2. 2026-06-18
   days on market $175,000 Active 155 DOM
3. 2026-06-17
   days on market $175,000 Active 154 DOM
4. 2026-06-16
   days on market $175,000 Active 153 DOM
5. 2026-06-15
   days on market $175,000 Active 152 DOM
6. 2026-06-14
   days on market $175,000 Active 150 DOM
7. 2026-06-10
   days on market $175,000 Active 147 DOM
8. 2026-06-09
   days on market $175,000 Active 146 DOM
9. 2026-06-08
   days on market $175,000 Active 145 DOM
10. 2026-06-07
    days on market $175,000 Active 144 DOM
11. 2026-06-03
    days on market $175,000 Active 140 DOM
12. 2026-06-02
    days on market $175,000 Active 139 DOM
13. 2026-06-01
    days on market $175,000 Active 138 DOM
14. 2026-05-31
    days on market $175,000 Active 137 DOM
15. 2026-05-30
    days on market $175,000 Active 136 DOM
16. 2026-02-24
    price $175,000 165-char remark

    Show marketing remark (165 chars)

    Welcome to this very spacious 3-bedroom, 2-bath, freshly painted upstairs condo, ideally located in a sought-after neighborhood known for its convenience and appeal.

17. 2026-01-14
    listed $180,000 Active 165-char remark

    Show marketing remark (165 chars)

    Welcome to this very spacious 3-bedroom, 2-bath, freshly painted upstairs condo, ideally located in a sought-after neighborhood known for its convenience and appeal.

18. 2025-09-21
    listed $1,400
19. 2025-09-16
    historical $1,400
20. 2025-07-30
    listed $1,400

ⓘ 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: $20,108
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − HOA: −$4,644
• − Depreciation: −$5,091
• Taxable loss: −$6,147
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $-1,796/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

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.

Renovation cost estimate screening

Value-add ROI direction

• 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. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 23,858
• Household income: $76,324
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 1122.0

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: 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

Price history

+12400.0% since first listed

5 events — show timeline

• 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