10320 Long Meadow Rd · Madison, AL 35756

$275,000

3 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 15 Days on market

Built 1987 0.35 ac lot Est $267k · at est.

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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 +12.1/30.0
• ARV discount +6.1/15.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath home in the heart of Madison City and walking distance to James Clemens High School. Situated on a spacious 0.35-acre lot, this well-maintained home features a beautiful private backyard perfect for relaxing, entertaining, or enjoying your morning coffee surrounded by nature. Inside, you’ll find an inviting layout with systems that have been regularly maintained and well cared for. French drainage and encapsulated crawl space in place for added peace of mind. Located in highly desirable Madison City Schools with NO HOA, and just minutes from shopping, dining, Research Park, and Redstone Arsenal. Great starter home, downsizing opportunity, or investment prope

Key facts

• Private backyard
• French drainage
• Madison city schools

Tags

• PRIVATE BACKYARD
• FRENCH DRAINAGE
• ENCAPSULATED CRAWL SPACE
• MADISON CITY SCHOOLS
• NO HOA

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Rolling Meadows

Exterior

• Parking: One-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 1987
• Construction: Living area about 1,502 square feet
• Exterior features: Lot approximately 0.35 acres (about 90 x 170 x 90)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace with gas log; 7 total rooms; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-59 ($-711/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (26.7% below list).
• Recommended offer: $202k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Liberty Middle School (math 45% / reading 77%, grade B+, #9 of 257 statewide, top 3%, 1,493 students, 22% FRL).
• Market conditions: Rents rising (+1.1%/yr); 823 active listings in the ZIP; 14 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; 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 15 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

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 $201,707 (26.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.92%
• DSCR: 0.96
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $266,739
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10306 Long Meadow Rd	0.02mi	3/2.0	1,500 (-0%)	20mo	$265,000	$177	78

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: -19.7%
• Equity multiple: 0.32×
• Total profit: $-52,144
• Equity at exit: $41,003

10-year hold

• IRR: -16.4%
• Equity multiple: 0.15×
• Total profit: $-65,337
• Equity at exit: $23,777

Cash invested: $77,000 (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: 823
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-59

Break-even live

Break-even rent $2,092

Max offer price $264,533

Occupancy floor 98%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 Sanctuary Loop Madison, AL	1.0–3.0	1.0–3.0	1078	$2,079	$1.93	14d	17	0.74mi
29789 Hardiman Rd Madison, AL	2.0	2.0	1250	$1,625	$1.30	14d	1	0.75mi
267 New Bristol Ln Madison, AL	4.0	2.0	1932	$2,100	$1.09	14d	1	1.05mi
246 Healey Dr Madison, AL	4.0	2.0	1950	$2,495	$1.28	43d	1	1.12mi
54 Belmont Pl Madison, AL	3.0	2.0	2124	$2,100	$0.99	23d	1	1.16mi
108 Grantham Cir Madison, AL	3.0	2.0	1600	$850	$0.53	14d	1	1.21mi
28 Belmont Pl Madison, AL	3.0	2.5	2042	$2,200	$1.08	43d	1	1.22mi
28 Belmont Pl Madison, AL	3.0	2.5	2042	$2,200	$1.08	23d	1	1.22mi
211 New Bristol Ln Madison, AL	3.0	2.0	1956	$2,000	$1.02	14d	1	1.23mi
103 Thornley Ct Madison, AL	3.0	2.0	1704	$1,550	$0.91	23d	1	1.24mi
121 Continental Dr Madison, AL	1.0–2.0	1.0–2.0	894	$1,380	$1.54	14d	27	1.25mi
228 Grantham Cir Madison, AL	3.0	2.0	1588	$1,850	$1.16	43d	1	1.30mi
228 Grantham Cir Madison, AL	3.0	2.0	1588	$1,850	$1.16	23d	1	1.30mi
2 Wordsworth Rd Madison, AL	4.0	3.0	2108	$2,500	$1.19	14d	1	1.42mi

Listing history 7 events

1. 2026-06-07
   status $275,000 Pending 15 DOM
2. 2026-06-03
   days on market $275,000 Active 15 DOM
3. 2026-06-02
   days on market $275,000 Active 14 DOM
4. 2026-06-01
   days on market $275,000 Active 13 DOM
5. 2026-05-31
   days on market $275,000 Active 12 DOM
6. 2026-05-30
   days on market $275,000 Active 11 DOM
7. 2026-05-19
   listed $275,000 Active

ⓘ 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: $1,152 · $96/mo
• Projected year-2 tax: $1,152 · $96/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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $24,205
• − Mortgage interest: −$15,404
• − Property taxes: −$1,152
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,936
• − Management: −$1,936
• − Depreciation: −$8,000
• Taxable loss: −$5,599
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $633/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: 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

1 event — show timeline

• 2026-05-19 Listed $275,000 VMLS

Property tax history

+6.9%/yr

Latest (2025): $1,152 · +8.7% YoY. Source: county tax records.