8237 Huspa Ave · Madison, AL 35756

$249,990

3 bd · 2.0 ba · 1,397 sqft · SingleFamily · 53 Days on market

Built 2026 Good condition 5,227 sqft lot $179/sqft · 9% below area Est $274k · 9% under $50/mo HOA · 2% of rent ↓ 11% since listing

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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 +11.5/15.0
• Cash flow +10.1/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! Fridge, Washer, Dryer and Blinds included! Sip your morning coffee at the kitchen island or enjoy dinner in the Pendleton’s eat-in kitchen. This spacious ranch plan features a luxurious primary suite with dual sinks and an expansive walk-in closet. We build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.

Key facts

• Walk-in closet
• Primary suite
• Eat-in kitchen

Tags

• KITCHEN ISLAND
• EAT-IN KITCHEN
• PRIMARY SUITE
• WALK-IN CLOSET
• ENERGY-EFFICIENT FEATURES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (17.3% below list).
• Recommended offer: $207k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.6% 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); 826 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 53 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,617 (17.3% 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 53 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.83% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $274,150
• List price: $249,990
• Delta: -8.81%
• 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
8237 Huspa Ave	0.00mi	3/2.0	1,397 (0%)	1mo	$249,990	$179	99
8244 Huspa Ave	0.03mi	3/2.0	1,397 (0%)	1mo	$259,000	$185	98
8195 Huspa Ave	0.04mi	3/2.0	1,397 (0%)	1mo	$269,990	$193	97
8267 Huspa Ave	0.03mi	3/2.0	1,397 (0%)	2mo	$261,000	$187	97
8283 Huspa Ave	0.05mi	3/2.0	1,397 (0%)	3mo	$267,990	$192	95
8220 Huspa Ave	0.04mi	3/2.0	1,420 (+2%)	2mo	$269,990	$190	94
8203 Huspa Ave	0.04mi	3/2.0	1,420 (+2%)	2mo	$284,990	$201	94
8188 Huspa Ave	0.06mi	3/2.0	1,420 (+2%)	2mo	$261,500	$184	93
8212 Huspa Ave	0.04mi	3/2.0	1,397 (0%)	9mo	$269,990	$193	91
8163 Huspa Ave	0.08mi	3/2.0	1,397 (0%)	10mo	$249,990	$179	88
8156 Huspa Ave	0.09mi	3/2.0	1,420 (+2%)	7mo	$279,990	$197	87
8171 Huspa Ave	0.07mi	3/2.0	1,420 (+2%)	9mo	$265,000	$187	86

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: -22.6%
• Equity multiple: 0.24×
• Total profit: $-53,481
• Equity at exit: $37,274

10-year hold

• IRR: -22.4%
• Equity multiple: -0.05×
• Total profit: $-73,170
• Equity at exit: $21,615

Cash invested: $69,997 (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 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 826
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,066 high
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$50
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-145

Break-even live

Break-even rent $2,250

Max offer price $228,959

Occupancy floor —

Sensitivity live

Price	-10% $27	-5% $-59	+0% $-145	+5% $-232	+10% $-318
Rent	-10% $-309	-5% $-227	+0% $-145	+5% $-64	+10% $18
Rate	-1.0pp $-19	-0.5pp $-82	base $-145	+0.5pp $-210	+1.0pp $-276

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8259 Huspa Ave Madison, AL	3.0	2.5	1725	$2,050	$1.19	15d	1	0.04mi
29227 Satilla Cir Madison, AL	4.0	2.5	1835	$1,995	$1.09	45d	1	0.12mi
29889 Conquest Ct NW Madison, AL	1.0–3.0	1.0–2.5	1018	$3,160	$3.10	15d	105	0.81mi
11200 Packard Dr NW Madison, AL	1.0–2.0	1.0–2.0	985	$1,365	$1.39	15d	43	0.87mi
29758 Annex Dr NW Madison, AL	2.0–3.0	2.0–3.0	1493	$3,160	$2.12	15d	11	0.87mi
103 Thornley Ct Madison, AL	3.0	2.0	1704	$1,550	$0.91	25d	1	1.15mi
29789 Hardiman Rd Madison, AL	2.0	2.0	1250	$1,625	$1.30	15d	1	1.40mi
228 Grantham Cir Madison, AL	3.0	2.0	1588	$1,850	$1.16	25d	1	1.43mi
228 Grantham Cir Madison, AL	3.0	2.0	1588	$1,850	$1.16	45d	1	1.43mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 5 events

1. 2026-05-04
   status Pending 399-char remark

   Show marketing remark (399 chars)

   Move in Ready! Fridge, Washer, Dryer and Blinds included! Sip your morning coffee at the kitchen island or enjoy dinner in the Pendleton’s eat-in kitchen. This spacious ranch plan features a luxurious primary suite with dual sinks and an expansive walk-in closet. We build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.

2. 2026-04-25
   price $249,990 399-char remark

   Show marketing remark (399 chars)

   Move in Ready! Fridge, Washer, Dryer and Blinds included! Sip your morning coffee at the kitchen island or enjoy dinner in the Pendleton’s eat-in kitchen. This spacious ranch plan features a luxurious primary suite with dual sinks and an expansive walk-in closet. We build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.

3. 2026-04-16
   price $269,990 399-char remark

   Show marketing remark (399 chars)

   Move in Ready! Fridge, Washer, Dryer and Blinds included! Sip your morning coffee at the kitchen island or enjoy dinner in the Pendleton’s eat-in kitchen. This spacious ranch plan features a luxurious primary suite with dual sinks and an expansive walk-in closet. We build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.

4. 2026-03-17
   price $274,990 399-char remark

   Show marketing remark (399 chars)

   Move in Ready! Fridge, Washer, Dryer and Blinds included! Sip your morning coffee at the kitchen island or enjoy dinner in the Pendleton’s eat-in kitchen. This spacious ranch plan features a luxurious primary suite with dual sinks and an expansive walk-in closet. We build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.

5. 2026-03-12
   listed $279,990 Active 399-char remark

   Show marketing remark (399 chars)

   Move in Ready! Fridge, Washer, Dryer and Blinds included! Sip your morning coffee at the kitchen island or enjoy dinner in the Pendleton’s eat-in kitchen. This spacious ranch plan features a luxurious primary suite with dual sinks and an expansive walk-in closet. We build each home with innovative, energy-efficient features that cut down on utility bills so you can afford to do more living.

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $24,794
• − Mortgage interest: −$14,003
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$600
• − Depreciation: −$7,272
• Taxable loss: −$6,048
• Est. tax savings @ 24.0%: +$1,452
• After-tax cash flow: $-292/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 · 1 photo

Good 80/100 None rehab

This move-in ready home is in good condition with no major repairs needed. It offers a good return on investment with potential for both resale and rental value through minor updates and improvements.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's appeal and value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Kitchen and bathroom updates — Updating these spaces can increase the home's appeal and value for both resale and rental purposes. ↑

ⓘ 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: 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

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 · 80,439 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: 286.0

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%

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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

-10.7% since first listed

5 events — show timeline

• 2026-05-04 Pending — VMLS
• 2026-04-25 Price Changed $249,990 VMLS
• 2026-04-16 Price Changed $269,990 VMLS
• 2026-03-17 Price Changed $274,990 VMLS
• 2026-03-12 Listed $279,990 VMLS