501 Gooch Ln · Madison, AL 35758

$255,000

4 bd · 0.5 ba · 1,901 sqft · SingleFamily public records · 6 Days on market

Built 1996 0.36 ac lot Est $357k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Conveniently located to schools, shopping, the interstate, and Madison's amenities, this 4-bedroom brick home has lots of premium upgrades. Wood floors through out, formal dining room, plus a breakfast room. Fourth bedroom could be a productive home office. Spacious rooms throughout. Utility sink in side entry garage. Right of redemption may apply. Case 013-011763. Property is Owned by the US Dept. of HUD. Insurability is UI, Subject to Appraisal. The seller makes no representations or warranties as to the property condition. HUD Homes are sold “As-Is”. Equal Housing Opportunity. The seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Contact your

Key facts

• Formal dining room
• Wood floors
• Breakfast room

Tags

• PREMIUM UPGRADES
• WOOD FLOORS
• FORMAL DINING ROOM
• BREAKFAST ROOM
• HOME OFFICE
• UTILITY SINK

What this means for you Summary

Snapshot

• This is a 4-bed/0.5-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $20 ($236/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (18.9% below list).
• Recommended offer: $207k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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.
• Madison City (suburban): math 51% / reading 71% proficiency, ranked #4 of 129 in AL (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Columbia Elementary School (math 52% / reading 77%, grade B, #43 of 627 statewide, top 7%, 784 students, 23% FRL); Bob Jones High School (math 53% / reading 51%, grade D+, #11 of 305 statewide, top 4%, 1,920 students, 24% FRL).
• Market conditions: Rents rising (+1.6%/yr); 382 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 1.6% rent growth), your $71k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,689 (18.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $357,388
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Sleepy Hollow Ln	0.25mi	4/2.0	1,942 (+2%)	5mo	$327,500	$169	75
102 Medicine Bend Ct	0.40mi	4/2.5	2,060 (+8%)	1mo	$400,000	$194	58
105 Prairie Ct	0.12mi	3/2.0 (-1)	1,653 (-13%)	4mo	$300,000	$181	58
102 Appaloosa Ct	0.41mi	4/2.0	2,045 (+8%)	6mo	$324,000	$158	57
104 Patra Dr	0.51mi	3/2.0 (-1)	1,778 (-6%)	3mo	$300,000	$169	52
663 Gooch Ln	0.41mi	4/2.0	2,171 (+14%)	8mo	$360,000	$166	44
165 Brass Oak Dr	0.66mi	5/2.0 (+1)	2,001 (+5%)	7mo	$345,000	$172	43
248 Haystack Dr	0.71mi	3/2.0 (-1)	1,761 (-7%)	1mo	$444,700	$253	43
240 Haystack Dr	0.75mi	3/2.0 (-1)	1,761 (-7%)	1mo	$439,900	$250	41
252 Haystack Dr	0.69mi	4/2.0	2,135 (+12%)	1mo	$479,900	$225	40
242 Haystack Dr	0.74mi	3/2.0 (-1)	1,761 (-7%)	8mo	$439,900	$250	36
231 Pebble Brook Dr	0.48mi	3/3.0 (-1)	2,170 (+14%)	9mo	$408,000	$188	32

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.92×
• Total profit: $137,161
• Equity at exit: $229,724

10-year hold

• IRR: 21.0%
• Equity multiple: 6.56×
• Total profit: $397,238
• Equity at exit: $495,409

Cash invested: $71,400 (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 35758

• Home prices YoY: 4.2%
• Rents YoY: 1.6%
• Active inventory: 382
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$170 /mo · $2,036/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $20

Break-even live

Break-even rent $2,042

Max offer price $255,000

Occupancy floor 94%

Sensitivity live

Price	-10% $164	-5% $92	+0% $20	+5% $-52	+10% $-125
Rent	-10% $-144	-5% $-62	+0% $20	+5% $101	+10% $183
Rate	-1.0pp $148	-0.5pp $85	base $20	+0.5pp $-46	+1.0pp $-114

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Wildweed Ct Madison, AL	3.0	2.0	1481	$1,750	$1.18	44d	1	0.19mi
111 Tumbleweed Dr Madison, AL	4.0	2.0	2010	$2,450	$1.22	14d	1	0.32mi
649 Gooch Ln Madison, AL	4.0	2.0	1913	$2,061	$1.08	44d	1	0.35mi
333 Hay Rake Dr Madison, AL	3.0	2.5	2047	$2,200	$1.07	14d	1	0.70mi
333 Hay Rake Dr Unit 1 Madison, AL	3.0	3.0	2047	$2,200	$1.07	24d	1	0.70mi
1150 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1020	$1,616	$1.58	22d	50	0.83mi
217 John Clift CIR Madison, AL	4.0	3.0	2503	$2,800	$1.12	14d	1	0.93mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1906	$2,050	$1.08	44d	1	0.96mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1905	$2,050	$1.08	24d	1	0.96mi
318 Cornstalk CIR Madison, AL	3.0	2.0	1837	$1,995	$1.09	44d	1	0.97mi
318 Cornstalk CIR Madison, AL	3.0	2.0	1837	$1,895	$1.03	24d	1	0.97mi
206 Osceola Cir Madison, AL	3.0	2.0	1850	$1,850	$1.00	44d	1	0.98mi
6079 Wall Triana Hwy Madison, AL	3.0	2.0	1630	$2,100	$1.29	44d	1	0.99mi
311 Cornstalk Cir Madison, AL	3.0	2.0	1850	$1,995	$1.08	44d	1	1.00mi
204 Stockyard CIR Madison, AL	4.0	2.0	2106	$2,300	$1.09	14d	1	1.00mi
309 Cornstalk CIR Madison, AL	3.0	2.0	1850	$1,995	$1.08	44d	1	1.00mi
106 Champions Green Dr Madison, AL	3.0	2.0	1950	$1,995	$1.02	24d	1	1.07mi
1435 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1061	$1,755	$1.65	14d	24	1.13mi
112 Willow Rose Ln Madison, AL	4.0	2.0	2106	$2,500	$1.19	24d	1	1.14mi
102 McDermotts Way Madison, AL	3.0	2.0	1462	$1,675	$1.15	14d	1	1.16mi
5541 Promenade Point Pkwy NW Madison, AL	1.0–3.0	1.0–2.0	1556	$2,300	$1.48	22d	1	1.21mi
5550 Promenade Point Pkwy Madison, AL	1.0–3.0	1.0–2.0	968	$1,404	$1.45	14d	13	1.24mi
109 DuPont Cir Madison, AL	3.0	2.0	1725	$1,895	$1.10	14d	1	1.24mi
115 Clift Creek DR Madison, AL	4.0	3.0	1943	$2,495	$1.28	14d	1	1.27mi
206 Stockyard CIR Madison, AL	3.0	2.0	1703	$2,234	$1.31	44d	1	1.28mi
403 Barrington Hills Dr Madison, AL	4.0	2.0	1820	$1,950	$1.07	22d	1	1.28mi
212 Stockyard CIR Madison, AL	5.0	2.5	2360	$2,634	$1.12	44d	1	1.28mi
207 Stockyard CIR Madison, AL	4.0	3.0	1943	$2,350	$1.21	44d	1	1.29mi
114 Clover Ridge Dr Madison, AL	3.0	2.0	2002	$2,250	$1.12	44d	1	1.30mi
117 Willow Bluff Dr Madison, AL	3.0	2.0	1242	$1,600	$1.29	44d	1	1.32mi
237 Knox Creek Trl NW Madison, AL	3.0	2.0	1280	$1,650	$1.29	24d	1	1.33mi
137 Clover Ridge Dr Madison, AL	3.0	2.0	1860	$1,850	$0.99	14d	1	1.37mi
1542 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1077	$1,920	$1.78	14d	21	1.38mi
500 Oval Ave NW Madison, AL	2.0–4.0	2.5–3.0	1776	$2,645	$1.49	14d	50	1.40mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	44d	1	1.48mi
195 Amsterdam Pl Madison, AL	4.0	2.0	1820	$2,200	$1.21	14d	1	1.49mi

Listing history 4 events

1. 2026-03-06
   status Pending
2. 2026-02-28
   listed $255,000 Active
3. 2022-09-26
   soldstatus $297,500
4. 2012-01-03
   soldstatus $155,070

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

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $2,036 · $170/mo
• Projected year-2 tax: $2,036 · $170/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $24,803
• − Mortgage interest: −$14,284
• − Property taxes: −$2,036
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − Depreciation: −$7,418
• Taxable loss: −$4,179
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $1,239/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: Madison City
• NCES district ID: 0100008
• Math proficiency: 51% ▼ -25.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $89,091
• Composite: 55.56/100
• National rank: #1238
• State rank: #4 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

• Census place: Madison, AL
• County: Madison County · 380,832 people
• City population: 93,742
• Metro: Huntsville, AL
• Population (ZIP): 50,266
• Household income: $117,380
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 875.0

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 (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 8% Asian 7% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 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: ▲ 14.46%
• Current HPI: 355.2784
• Rent YoY: ▲ 1.58%
• 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

+64.4% since first listed

4 events — show timeline

• 2026-03-06 Pending — Greater Alabama MLS
• 2026-02-28 Listed $255,000 Greater Alabama MLS
• 2022-09-26 Sold (Public Records) $297,500 Public Records
• 2012-01-03 Sold (Public Records) $155,070 Public Records

Property tax history

+9.3%/yr

Latest (2024): $2,036 · +3.6% YoY. Source: county tax records.