Tyndall - Exterior Plan · Madison, AL 35756

$214,850

3 bd · 3.0 ba · 1,478 sqft · Townhouse · 285 Days on market

Excellent condition $30/mo HOA · 2% 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).

• Cash flow +10.2/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Tyndall, Exterior Unit. THREE BEDROOMS and THREE FULL BATHS! 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 generous 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! This home includes quartz countertops, stainless steel appliances, and luxury plank flooring on the main level. Covered front porch and storage unit by back patio for all your toys! Enjoy a low maintenance, residential lifestyle as lawn care is a complimentary service. These introductory priced homes are the most affordable new homes in the Huntsville Metro area! East Limestone County Schools. Options shown in photos/videos may not be included at base price. Situated right on HWY 72 and I-565, Autumn Woods is the perfect place to call home. Easily access Redstone Arsenal, Mazda Toyota Manufacturing, Huntsville International Airport, Clift Farms, Elk River, Downtown Athens, Isom's Orchard, shops, restaurants AND MORE all within minutes! Come tour today and see our unmatched lifestyle. Space to make your new house a home. That's Built Here.

Key facts

• Covered front porch
• Downtown athens
• $30 HOA

Tags

• COVERED FRONT PORCH
• EAST LIMESTONE COUNTY SCHOOLS
• DOWNTOWN ATHENS

🏗️ New construction. The $214,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $217,616.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-122 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (16.8% below list).
• Recommended offer: $179k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.0% in Madison — 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 76/100 on livability (#12 in AL, #3,280 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, commute F.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 966 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 285 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,693 (16.8% 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 285 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 5.62%
• Cash-on-cash: -2.41%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $217,616
• List price: $214,850
• Delta: -1.27%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12069 Windy Ln	0.08mi	3/3.0	1,446 (-2%)	2mo	$215,650	$149	91
12097 Windy Ln	0.10mi	3/3.0	1,500 (+2%)	2mo	$221,150	$147	91
27553 Brisk Dr	0.12mi	3/3.0	1,446 (-2%)	0mo	$200,708	$139	91
27551 Brisk Dr	0.12mi	3/3.0	1,446 (-2%)	0mo	$201,617	$139	91
12072 Chilly Dr	0.12mi	3/3.0	1,500 (+2%)	1mo	$222,048	$148	91
27561 Brisk Dr	0.12mi	3/3.0	1,446 (-2%)	0mo	$201,350	$139	91
12070 Windy Ln	0.10mi	3/3.0	1,500 (+2%)	4mo	$219,850	$147	90
12098 Windy Ln	0.11mi	3/3.0	1,500 (+2%)	4mo	$223,150	$149	89
12078 Windy Ln	0.10mi	3/3.0	1,446 (-2%)	4mo	$209,850	$145	88
12100 Chilly Dr	0.09mi	3/3.0	1,446 (-2%)	5mo	$219,650	$152	88
27577 Brisk Dr	0.13mi	3/3.0	1,446 (-2%)	3mo	$216,006	$149	88
12086 Windy Ln	0.11mi	3/3.0	1,446 (-2%)	4mo	$209,850	$145	88

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-46,268
• Equity at exit: $32,447

10-year hold

• IRR: -22.0%
• Equity multiple: -0.03×
• Total profit: $-63,042
• Equity at exit: $18,815

Cash invested: $60,933 (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 →

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

Active competition Active MLS

• For sale now: 4 active · 15 under contract
• Months of supply: 1.6 mo (62%/mo absorbed)
• Median asking: $215,126 ($149/sqft)
• Median days on market: 41 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -1.0% vs current asking $/sqft

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

ZIP-level market 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 966
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,787 high
• Mortgage (P&I): −$1,141
• Tax est. 1.5%: −$272 /mo · $3,264/yr
• Insurance: −$91
• HOA: −$30
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-122

Break-even live

Break-even rent $1,942

Max offer price $199,930

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-47	+0% $-122	+5% $-197	+10% $-273
Rent	-10% $-263	-5% $-193	+0% $-122	+5% $-52	+10% $19
Rate	-1.0pp $-13	-0.5pp $-67	base $-122	+0.5pp $-179	+1.0pp $-236

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: $54,404
• Closing costs: $6,528
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12092 Chilly Dr Madison, AL	3.0	3.0	1446	$1,495	$1.03	93d	1	0.06mi
12086 Windy Ln Madison, AL	3.0	3.0	1446	$1,800	$1.24	63d	1	0.09mi
27573 Brisk Dr Madison, AL	3.0	2.0	1175	$1,499	$1.28	72d	1	0.11mi
110 Oakland Spgs Madison, AL	1.0–3.0	1.0–2.0	1075	$1,779	$1.65	63d	35	0.87mi
28600 Huntsville Brownsferry Rd Madison, AL	3.0	2.5	1821	$1,758	$0.97	63d	4	1.13mi
26159 Valley Ridge Rd Madison, AL	4.0	2.0	1631	$1,845	$1.13	72d	1	1.41mi

HOA detail $30/mo · $360/yr

• Likely covers: landscaping

Listing history 50 events

1. 2026-08-07
   days on market $214,850 Active 285 DOM
2. 2026-08-06
   days on market $214,850 Active 284 DOM
3. 2026-08-05
   days on market $214,850 Active 283 DOM
4. 2026-08-04
   days on market $214,850 Active 282 DOM
5. 2026-08-03
   days on market $214,850 Active 281 DOM
6. 2026-07-31
   days on market $214,850 Active 278 DOM
7. 2026-07-29
   days on market $214,850 Active 276 DOM
8. 2026-07-27
   days on market $214,850 Active 274 DOM
9. 2026-07-25
   days on market $214,850 Active 272 DOM
10. 2026-07-23
    days on market $214,850 Active 270 DOM
11. 2026-07-22
    days on market $214,850 Active 269 DOM
12. 2026-07-21
    days on market $214,850 Active 268 DOM
13. 2026-07-18
    days on market $214,850 Active 265 DOM
14. 2026-07-16
    days on market $214,850 Active 263 DOM
15. 2026-07-16
    days on market $214,850 Active 262 DOM
16. 2026-07-14
    days on market $214,850 Active 261 DOM
17. 2026-07-14
    days on market $214,850 Active 260 DOM
18. 2026-07-12
    days on market $214,850 Active 259 DOM
19. 2026-07-11
    days on market $214,850 Active 258 DOM
20. 2026-07-10
    days on market $214,850 Active 257 DOM
21. 2026-07-09
    days on market $214,850 Active 256 DOM
22. 2026-07-08
    days on market $214,850 Active 255 DOM
23. 2026-07-07
    days on market $214,850 Active 254 DOM
24. 2026-07-06
    days on market $214,850 Active 253 DOM
25. 2026-07-05
    days on market $214,850 Active 252 DOM
26. 2026-07-04
    days on market $214,850 Active 251 DOM
27. 2026-07-03
    days on market $214,850 Active 250 DOM
28. 2026-07-02
    days on market $214,850 Active 249 DOM
29. 2026-07-01
    days on market $214,850 Active 248 DOM
30. 2026-06-30
    days on market $214,850 Active 247 DOM
31. 2026-06-29
    days on market $214,850 Active 246 DOM
32. 2026-06-28
    days on market $214,850 Active 245 DOM
33. 2026-06-28
    days on market $214,850 Active 244 DOM
34. 2026-06-27
    days on market $214,850 Active 243 DOM
35. 2026-06-25
    days on market $214,850 Active 241 DOM
36. 2026-06-23
    days on market $214,850 Active 239 DOM
37. 2026-06-22
    days on market $214,850 Active 238 DOM
38. 2026-06-18
    days on market $214,850 Active 235 DOM
39. 2026-06-17
    days on market $214,850 Active 234 DOM
40. 2026-06-16
    days on market $214,850 Active 233 DOM
41. 2026-06-15
    days on market $214,850 Active 232 DOM
42. 2026-06-14
    days on market $214,850 Active 230 DOM
43. 2026-06-10
    days on market $214,850 Active 227 DOM
44. 2026-06-09
    days on market $214,850 Active 226 DOM
45. 2026-06-08
    days on market $214,850 Active 225 DOM
46. 2026-06-07
    days on market $214,850 Active 224 DOM
47. 2026-06-05
    days on market $214,850 Active 221 DOM
48. 2026-06-03
    days on market $214,850 Active 220 DOM
49. 2026-06-02
    days on market $214,850 Active 219 DOM
50. 2026-06-01
    days on market $214,850 Active 218 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,443
• − Mortgage interest: −$12,190
• − Property taxes: −$3,264
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − HOA: −$360
• − Depreciation: −$6,331
• Taxable loss: −$5,221
• Est. tax savings @ 24.0%: +$1,253
• After-tax cash flow: $-214/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

Excellent 100/100 None rehab

This Tyndall townhouse is in excellent condition with modern amenities and a low-maintenance lifestyle. It's move-in ready and offers a great value for both buyers and renters.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior trim — Freshens up the home's appearance and adds value. ↑
• Both Add a smart home system — Improves convenience and adds value for buyers and renters. ↑
• Both Install smart locks — Enhances security and adds value for buyers and renters. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Creekside Elementary School C AL #96/627 Nat'l #10,700/41,679

Schools (NCES district)

• District: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 of 129 in AL

B Composite livability gradescore 76/100

Livability — Madison

• Score: 76/100
• State rank: #12
• US rank: #3280

Category grades

Amenities F Commute F Cost of living B Crime B+ Employment A+ Housing A+ Health & safety B- User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Limestone County · 111,441 people
• City population: 93,742
• Metro: Huntsville, AL
• Population (ZIP): 24,947
• Household income: $129,852
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 5% of renters

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Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 21% Two or more races 9% Hispanic / Latino 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Spanish 3% Korean 2% Other Indo-European 2%

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Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.15%
• Current HPI: 180.5285
• Rent YoY: ▲ 1.15%
• Metro: Huntsville, AL
• 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

1 event — show timeline

• 2025-10-27 Listed $214,850 Zillow