7116 Springwell Ct SE · Huntsville, AL 35748

$463,521

4 bd · 2.0 ba · 2,641 sqft · SingleFamily · 33 Days on market

Excellent condition 0.28 ac lot $176/sqft · at area comps Est $479k · at est. $50/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 +10.3/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Schools +5.8/10.0
• Condition / age +5.0/5.0
• Livability +4.1/5.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks

Under Construction-The CROSBY III H in Hickory Cove at Mountain Preserve community offers a 4BR/2BA, open design with pocket office. Upgrades added(list attached). Features: double vanity, garden tub, separate custom tiled shower, & walk-in closet in master bath, fireplace, kitchen island, walk-in pantry, boot bench, covered porches, undermount sinks, custom kitchen backsplash, LED lighting, crown molding, built-in shelving in pantry/closets, ceiling fans, landscaping with stone edging, gutters, stone address blocks, & more! Energy Efficient: tankless gas water heater, gas kitchen appliance package, vinyl low E3 tilt-in windows, & more!

Key facts

• 0.28 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $464k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-254 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $427k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (18.1% below list).
• Recommended offer: $380k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 211 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 38% of the median local income ($118k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $46k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($450k) is reasonable based on typical stale-listing flexibility.

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 $379,689 (18.1% 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 33 days. Have you received any prior offers? Is the seller open to a 18% 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. 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. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.35%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (median comp): $478,950
• List price: $463,521
• Delta: -3.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7102 Springwell Ct SE	0.01mi	4/2.0	2,641 (0%)	2mo	$462,298	$175	97
7118 Springwell Ct SE	0.04mi	4/2.0	2,636 (-0%)	2mo	$461,712	$175	96
7115 Springwell Ct SE	0.04mi	4/2.0	2,641 (0%)	4mo	$490,411	$186	95
7110 Springwell Ct SE	0.04mi	4/2.5	2,544 (-4%)	3mo	$460,571	$181	88
7112 Springwell Ct SE	0.04mi	4/2.0	2,314 (-12%)	2mo	$435,990	$188	76
8803 Bryson Ter SE	0.12mi	4/2.0	2,314 (-12%)	1mo	$461,294	$199	73
7114 Springwell Ct SE	0.04mi	4/3.0	3,022 (+14%)	1mo	$498,848	$165	69
7014 Huddersfield Ln SE	0.16mi	4/3.0	2,903 (+10%)	4mo	$531,381	$183	68
7104 Springwell Ct SE	0.02mi	4/3.0	3,022 (+14%)	3mo	$503,912	$167	68
8887 Mountain Preserve Blvd SE	0.06mi	4/3.0	3,013 (+14%)	3mo	$541,821	$180	67
8883 Mountain Preserve Blvd SE	0.06mi	4/3.0	3,013 (+14%)	4mo	$537,495	$178	66
9018 Mountain Preserve Blvd	0.39mi	4/2.0	2,314 (-12%)	4mo	$390,000	$169	58

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $236,373
• Equity at exit: $417,576

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $708,962
• Equity at exit: $900,519

Cash invested: $129,786 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 42 active · 14 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $450,995 ($176/sqft)
• Median days on market: 425 d
• This list price: 62% of active listings are priced below it
• ARV vs active asking: +2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35748

• Home prices YoY: 4.0%
• Active inventory: 211
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,797 medium
• Mortgage (P&I): −$2,431
• Tax est. 1.5%: −$579 /mo · $6,953/yr
• Insurance: −$193
• HOA: −$50
• Vacancy / Maint / Mgmt: −$797
• Net cashflow: $-254

Break-even live

Break-even rent $4,118

Max offer price $426,803

Occupancy floor —

Sensitivity live

Price	-10% $67	-5% $-94	+0% $-254	+5% $-414	+10% $-574
Rent	-10% $-554	-5% $-404	+0% $-254	+5% $-104	+10% $46
Rate	-1.0pp $-20	-0.5pp $-136	base $-254	+0.5pp $-374	+1.0pp $-496

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: $115,880
• Closing costs: $13,906
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	93d	1	0.06mi
9041 Mountain Preserve Blvd SE Gurley, AL	3.0	2.0	1833	$2,700	$1.47	63d	1	0.48mi

HOA detail $50/mo · $600/yr

• Likely covers: watergaslandscaping

Listing history 26 events

1. 2026-08-08
   days on market $463,521 Active 33 DOM
2. 2026-08-07
   days on market $463,521 Active 32 DOM
3. 2026-08-06
   days on market $463,521 Active 31 DOM
4. 2026-08-05
   days on market $463,521 Active 30 DOM
5. 2026-08-04
   days on market $463,521 Active 29 DOM
6. 2026-08-03
   days on market $463,521 Active 28 DOM
7. 2026-07-31
   days on market $463,521 Active 25 DOM
8. 2026-07-29
   days on market $463,521 Active 23 DOM
9. 2026-07-27
   days on market $463,521 Active 21 DOM
10. 2026-07-25
    days on market $463,521 Active 19 DOM
11. 2026-07-23
    days on market $463,521 Active 17 DOM
12. 2026-07-22
    days on market $463,521 Active 16 DOM
13. 2026-07-21
    days on market $463,521 Active 15 DOM
14. 2026-07-18
    days on market $463,521 Active 12 DOM
15. 2026-07-16
    days on market $463,521 Active 10 DOM
16. 2026-07-16
    days on market $463,521 Active 9 DOM
17. 2026-07-14
    days on market $463,521 Active 8 DOM
18. 2026-07-14
    days on market $463,521 Active 7 DOM
19. 2026-07-12
    days on market $463,521 Active 6 DOM
20. 2026-07-11
    days on market $463,521 Active 5 DOM
21. 2026-07-10
    days on market $463,521 Active 4 DOM
22. 2026-07-09
    days on market $463,521 Active 3 DOM
23. 2026-07-08
    days on market $463,521 Active 2 DOM
24. 2026-07-07
    pricestatusdays on market $463,521 Active 1 DOM
25. 2026-05-21
    historical
26. 2026-05-21
    listed $453,990

ⓘ 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 5/10 Major 8 d/yr ≥105°F today · 24 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $45,563
• − Mortgage interest: −$25,964
• − Property taxes: −$6,953
• − Insurance: −$2,318
• − Repairs & maintenance: −$3,645
• − Management: −$3,645
• − HOA: −$600
• − Depreciation: −$13,484
• Taxable loss: −$11,046
• Est. tax savings @ 24.0%: +$2,651
• After-tax cash flow: $-394/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 · 2 photos

Excellent 100/100 None rehab

This home is under construction and is in excellent condition. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting, landscaping, and adding smart home features.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Add smart home features — Improves convenience and adds modern appeal ↑

D Composite school gradezoned avg 58/100

Zoned Schools

Elementary Hampton Cove Elementary B+ AL #32/627 Nat'l #4,125/41,679 Middle Hampton Cove Middle School B AL #12/257 Nat'l #2,008/14,009 High Huntsville High School D- AL #18/305 Nat'l #6,672/17,239

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

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 · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 7,311
• Household income: $118,365
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

2 events — show timeline

• 2026-05-21 Delisted — VMLS
• 2026-05-21 Listed $453,990 VMLS