Tyndall Plan · Huntsville, AL 35806

$224,850

3 bd · 3.0 ba · 1,376 sqft · SingleFamily · 146 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.5/30.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

ALL NEW Cottage Series now Under Construction-The Tyndall. THREE BEDROOMS and THREE FULL BATHS! SIX minutes to MidCity. NINE minutes to Redstone. One bedroom downstairs on the main with a full bath is perfect for guests or a home office. Upstairs you'll find a spacious, secluded primary suite with a walk-in closet and dual vanity in the private bathroom. The third bedroom is on the opposite side of the house and also features a walk-in closet and its own full bathroom! Each home in the Cottages at Discovery Point includes quartz countertops, stainless steel appliances, and luxury plank flooring on the main level. Enjoy a low maintenance, residential lifestyle as lawn care and exterior maintenance are a complimentary service. These introductory priced homes are the most affordable new homes in the Huntsville Metro area! Space to make your new house a home. That's Built Here. Photos/videos of a similar home, options my not be included.

Key facts

• Full bath downstairs
• Walk-in closet
• Dual vanity

Tags

• FULL BATH DOWNSTAIRS
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET
• DUAL VANITY
• THIRD BEDROOM
• LUXURY PLANK FLOORING

🏗️ New construction. The $224,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,909.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-829 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (21.0% below list).
• Recommended offer: $178k (21.0% 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.
• Market conditions: Rents rising (+2.6%/yr); 213 active listings in the ZIP; 13 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

• In year one you build about $35k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Recommended offer $177,535 (21.0% 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 146 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 3.21%
• Cash-on-cash: -11.00%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

• ARV (median comp): $322,909
• List price: $224,850
• Delta: -30.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6603 Shearleaf Rd NW	0.62mi	3/2.0	1,538 (+12%)	2mo	$309,000	$201	46

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $122,326
• Equity at exit: $290,902

10-year hold

• IRR: 15.7%
• Equity multiple: 5.43×
• Total profit: $400,279
• Equity at exit: $627,340

Cash invested: $90,414 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 213
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,775 high
• Mortgage (P&I): −$1,693
• Tax est. 1.5%: −$404 /mo · $4,844/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-829

Break-even live

Break-even rent $2,825

Max offer price $202,948

Occupancy floor —

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: $80,727
• Closing costs: $9,687
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7500 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1527	$1,822	$1.19	14d	7	0.03mi
7502 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1626	$1,825	$1.12	44d	1	0.03mi
7559 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1555	$2,450	$1.58	14d	1	0.12mi
710 Nick Fitcheard Rd NW Huntsville, AL	2.0	2.0	1200	$1,359	$1.13	14d	7	0.12mi
7582 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	0.17mi
7589 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	0.19mi
7597 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1550	$1,800	$1.16	23d	1	0.21mi
7599 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	23d	1	0.21mi
7601 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1720	$1,720	$1.00	44d	1	0.22mi
41 Addison Park Dr Huntsville, AL	1.0–3.0	1.0–2.0	1155	$1,635	$1.42	14d	45	1.33mi
741 Plummer Rd Huntsville, AL	1.0–3.0	1.0–2.0	1025	$1,744	$1.70	14d	15	1.37mi
121 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,295	$1.38	44d	1	1.38mi
125 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,350	$1.44	44d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $224,850 Active 146 DOM
2. 2026-06-17
   days on market $224,850 Active 145 DOM
3. 2026-06-16
   days on market $224,850 Active 144 DOM
4. 2026-06-15
   days on market $224,850 Active 143 DOM
5. 2026-06-14
   days on market $224,850 Active 141 DOM
6. 2026-06-10
   days on market $224,850 Active 138 DOM
7. 2026-06-09
   days on market $224,850 Active 137 DOM
8. 2026-06-08
   days on market $224,850 Active 136 DOM
9. 2026-06-07
   days on market $224,850 Active 135 DOM
10. 2026-06-03
    days on market $224,850 Active 131 DOM
11. 2026-06-02
    days on market $224,850 Active 130 DOM
12. 2026-06-01
    days on market $224,850 Active 129 DOM
13. 2026-05-31
    days on market $224,850 Active 128 DOM
14. 2026-05-30
    days on market $224,850 Active 127 DOM
15. 2026-01-24
    listed $224,850 Active 947-char remark

    Show marketing remark (947 chars)

    ALL NEW Cottage Series now Under Construction-The Tyndall. THREE BEDROOMS and THREE FULL BATHS! SIX minutes to MidCity. NINE minutes to Redstone. One bedroom downstairs on the main with a full bath is perfect for guests or a home office. Upstairs you'll find a spacious, secluded primary suite with a walk-in closet and dual vanity in the private bathroom. The third bedroom is on the opposite side of the house and also features a walk-in closet and its own full bathroom! Each home in the Cottages at Discovery Point includes quartz countertops, stainless steel appliances, and luxury plank flooring on the main level. Enjoy a low maintenance, residential lifestyle as lawn care and exterior maintenance are a complimentary service. These introductory priced homes are the most affordable new homes in the Huntsville Metro area! Space to make your new house a home. That's Built Here. Photos/videos of a similar home, options my not be included.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,304
• − Mortgage interest: −$18,088
• − Property taxes: −$4,844
• − Insurance: −$1,615
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$9,394
• Taxable loss: −$16,044
• Est. tax savings @ 24.0%: +$3,851
• After-tax cash flow: $-6,098/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
• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

1 event — show timeline

• 2026-01-24 Listed $224,850 Zillow