Is 27535 Brisk Dr in Madison, AL a good investment?

CashFlowRE grades it D with a 5.9% cap rate and $-77/mo modeled cash flow at a $209,850 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 27535 Brisk Dr?

The modeled cap rate is 5.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,777/month, from CashFlowRE's rent model.

D Composite 42.71

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 +11.3/30.0
ARV discount +8.7/15.0
Condition / age +5.0/5.0
Schools +4.3/10.0
Livability +3.8/5.0
1% rule +3.5/10.0
DSCR +3.3/10.0
Rent growth +2.8/5.0
Appreciation +0.0/10.0

$209,850

27535 Brisk Dr · Madison, AL 35756

3 bd · 3.0 ba · 1,446 sqft · Townhouse · 106 Days on market

Built 2026 Excellent condition 1,742 sqft lot $145/sqft · at area comps Est $216k · at est. $30/mo HOA · 2% of rent

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Under Construction-Welcome to The Tyndall, featuring 3 bedrooms and 3 full baths! The main-level bedroom with a full bath is perfect for guests or a home office. Upstairs features a private primary suite and a separate third bedroom with its own walk-in closet and full bath. Enjoy premium quartz countertops, stainless steel appliances, luxury plank flooring, and an attached patio storage unit. Live a low-maintenance lifestyle with complimentary lawn care. These introductory-priced homes are the most affordable in the HSV Metro! Base starting price; final price varies by features. Visuals for inspiration.

Key facts

Main-level bedroom
Walk-in closet
$30 HOA

What this means for you Summary

Snapshot

This is a 3-bed/3.0-bath townhouse listed at $210k. Condition is rated excellent.

Deal economics

At list price, monthly cash flow is $-77 ($-919/yr) — negative.
To cash-flow at today's rent, offer at most $199k (5.3% below list).
To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (15.3% below list).
Recommended offer: $178k (15.3% below list) — sets the bar for 1% rule.
Cap rate 5.9% 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); East Limestone High School (math 21% / reading 43%, grade F, #59 of 305 statewide, top 21%, 1,282 students, 40% FRL) — zoned schools at 40% FRL track the district average.
Market conditions: Rents rising (+1.1%/yr); 1084 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 110d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 16% 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 $1k of loan paydown is wiped out by about $6k 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 106 days — a 9% lower offer ($191k) 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 $177,675 (15.3% below list)

Questions for the listing agent

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?
It's been on market 106 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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?
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.
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.
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: 0.85% ✗
Cap rate: 5.85%
Cash-on-cash: -1.56%
DSCR: 0.93
GRM: 9.8

CMA / ARV

ARV (median comp): $215,828
List price: $209,850
Delta: -2.77%
Verdict: FAIR
Comps: 16 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27551 Brisk Dr	0.02mi	3/3.0	1,446 (0%)	2mo	$201,617	$139	98
27553 Brisk Dr	0.02mi	3/3.0	1,446 (0%)	2mo	$200,708	$139	98
27561 Brisk Dr	0.03mi	3/3.0	1,446 (0%)	2mo	$201,350	$139	97
12069 Windy Ln	0.05mi	3/3.0	1,446 (0%)	3mo	$215,650	$149	95
27577 Brisk Dr	0.04mi	3/3.0	1,446 (0%)	4mo	$216,006	$149	94
12100 Chilly Dr	0.02mi	3/3.0	1,446 (0%)	6mo	$219,650	$152	94
12086 Windy Ln	0.05mi	3/3.0	1,446 (0%)	6mo	$209,850	$145	93
12078 Windy Ln	0.06mi	3/3.0	1,446 (0%)	6mo	$209,850	$145	92
12072 Chilly Dr	0.02mi	3/3.0	1,500 (+4%)	3mo	$222,048	$148	90
12097 Windy Ln	0.03mi	3/3.0	1,500 (+4%)	3mo	$221,150	$147	90
12098 Windy Ln	0.05mi	3/3.0	1,500 (+4%)	6mo	$223,150	$149	87
12070 Windy Ln	0.06mi	3/3.0	1,500 (+4%)	6mo	$219,850	$147	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: -21.0%
Equity multiple: 0.28×
Total profit: $-42,085
Equity at exit: $31,289

10-year hold

IRR: -19.4%
Equity multiple: 0.05×
Total profit: $-55,585
Equity at exit: $18,144

Cash invested: $58,758 (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 · 16 under contract
Months of supply: 1.8 mo (54%/mo absorbed)
Median asking: $214,988 ($147/sqft)
Median days on market: 177 d
This list price: lowest-priced of the active set
ARV vs active asking: +1.5% 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: 1084
Price-to-rent: 9.8×

Monthly cashflow live

Estimated rent: $1,777 high interval (Pro) →
Mortgage (P&I): −$1,100
Tax est. 1.5%: −$262 /mo · $3,148/yr
Insurance: −$87
HOA: −$30
Lot rent: −$0
Vacancy / Maint / Mgmt: −$373
Net cashflow: $-77

Break-even live

Break-even rent $1,874

Max offer price $198,767

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-4	+0% $-77	+5% $-149	+10% $-222
Rent	-10% $-217	-5% $-147	+0% $-77	+5% $-6	+10% $64
Rate	-1.0pp $29	-0.5pp $-23	base $-77	+0.5pp $-131	+1.0pp $-186

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: $52,462
Closing costs: $6,296
Club membership (one-time): —
Reserves months: —
Total cash needed: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27573 Brisk Dr Madison, AL	3.0	2.0	1175	$1,499	$1.28	119d	1	0.02mi
12092 Chilly Dr Madison, AL	3.0	3.0	1446	$1,495	$1.03	139d	1	0.03mi
12086 Windy Ln Madison, AL	2.0	3.0	1446	$1,500	$1.04	6d	1	0.03mi
12086 Windy Ln Madison, AL	3.0	3.0	1446	$1,800	$1.24	110d	1	0.03mi
110 Oakland Spgs Madison, AL	1.0–3.0	1.0–2.0	1071	$1,865	$1.74	0d	25	0.72mi
28600 Huntsville Brownsferry Rd Madison, AL	3.0	2.5	1821	$1,758	$0.97	109d	4	1.08mi
162 Bowdock Dr Madison, AL	3.0	2.0	1645	$1,950	$1.19	6d	1	1.10mi
107 Innocent Trl Madison, AL	3.0	2.0	1645	$1,995	$1.21	6d	1	1.16mi
26159 Valley Ridge Rd Madison, AL	4.0	2.0	1631	$1,845	$1.13	119d	1	1.45mi

Property features AI

Finance

Other: Living area approximately 1,446 square feetGreen/energy-efficient features include water heater, spray foam insulation, thermostat, and radiant roof barrier
HOA & community: Monthly HOA fee of $30HOA covers grounds maintenanceCommunity sidewalksStreet lightsSubdivision: Townside At Autumn Woods

Exterior

Parking: Paved/asphalt driveway
Utilities: Public sewerPublic water
Home design: Residential townhouseTwo levelsNew construction (2026)Interior unit
Construction: Vinyl sidingFoam insulationSlab foundationRadian roof barrier
Exterior features: PatioFront porchCovered porchCovered patioPublic water

Interior

Kitchen: RangeDishwasherMicrowaveDisposal
Bathrooms: Three full bathrooms
Heating & cooling: Central heatingCentral coolingThermostat (energy efficient)
Interior features: Double pane windowsLow-flow plumbing fixtures

HOA detail $30/mo · $360/yr

Likely covers: landscaping

Listing history 50 events

2026-09-24

days on market $209,850 Active 106 DOM
2026-09-23

days on market $209,850 Active 105 DOM
2026-09-22

days on market $209,850 Active 104 DOM
2026-09-21

days on market $209,850 Active 103 DOM
2026-09-20

days on market $209,850 Active 102 DOM
2026-09-19

days on market $209,850 Active 101 DOM
2026-09-18

days on market $209,850 Active 100 DOM
2026-09-17

days on market $209,850 Active 99 DOM
2026-09-16

days on market $209,850 Active 98 DOM
2026-09-15

days on market $209,850 Active 97 DOM
2026-09-14

days on market $209,850 Active 96 DOM
2026-09-13

days on market $209,850 Active 95 DOM
2026-09-12

days on market $209,850 Active 94 DOM
2026-09-11

days on market $209,850 Active 93 DOM
2026-09-05

days on market $209,850 Active 87 DOM
2026-09-04

days on market $209,850 Active 86 DOM
2026-09-03

days on market $209,850 Active 85 DOM
2026-08-31

days on market $209,850 Active 82 DOM
2026-08-30

days on market $209,850 Active 81 DOM
2026-08-29

days on market $209,850 Active 80 DOM
2026-08-28

days on market $209,850 Active 79 DOM
2026-08-27

days on market $209,850 Active 78 DOM
2026-08-26

days on market $209,850 Active 77 DOM
2026-08-25

days on market $209,850 Active 76 DOM
2026-08-24

days on market $209,850 Active 75 DOM
2026-08-23

days on market $209,850 Active 74 DOM
2026-08-22

days on market $209,850 Active 73 DOM
2026-08-21

days on market $209,850 Active 72 DOM
2026-08-20

days on market $209,850 Active 71 DOM
2026-08-19

days on market $209,850 Active 70 DOM
2026-08-18

days on market $209,850 Active 69 DOM
2026-08-17

days on market $209,850 Active 68 DOM
2026-08-16

days on market $209,850 Active 67 DOM
2026-08-15

days on market $209,850 Active 66 DOM
2026-08-15

days on market $209,850 Active 65 DOM
2026-08-13

days on market $209,850 Active 64 DOM
2026-08-12

days on market $209,850 Active 63 DOM
2026-08-12

price $209,850 Active 62 DOM
2026-08-11

days on market $211,750 Active 62 DOM
2026-08-10

days on market $211,750 Active 61 DOM
2026-08-09

days on market $211,750 Active 60 DOM
2026-08-08

days on market $211,750 Active 59 DOM
2026-08-07

days on market $211,750 Active 58 DOM
2026-08-06

days on market $211,750 Active 57 DOM
2026-08-05

days on market $211,750 Active 56 DOM
2026-08-04

days on market $211,750 Active 55 DOM
2026-08-03

days on market $211,750 Active 54 DOM
2026-07-31

days on market $211,750 Active 51 DOM
2026-07-29

days on market $211,750 Active 49 DOM
2026-07-27

days on market $211,750 Active 47 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 2/10 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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income: $21,321
− Mortgage interest: −$11,755
− Property taxes: −$3,148
− Insurance: −$1,049
− Repairs & maintenance: −$1,706
− Management: −$1,706
− HOA: −$360
− Depreciation: −$6,105
Taxable loss: −$4,507

Your marginal tax rate % combined federal + state — saved on this device

Est. tax savings @ 24.0%: +$1,082
After-tax cash flow: $163/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 · 13 photos

Excellent 100/100 None rehab

This townhouse is in excellent condition with modern finishes and a low-maintenance lifestyle. It is move-in ready and would benefit from minor exterior painting and landscaping to further enhance its curb appeal and value.

Value-add opportunities

Resale Painting the exterior siding — Enhances curb appeal and can add value to the property ↑
Both Landscaping improvements — Enhances curb appeal and can add value to the property ↑

F Composite school gradezoned avg 43/100

Zoned Schools

Elementary Creekside Elementary School C AL #96/627 Nat'l #10,700/41,679 High East Limestone High School F AL #59/305 Nat'l #10,416/17,239

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

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
#317 Regions Financial Birmingham $8.2B
Healthcare	1	$5B
#300 Encompass Health Birmingham $5.3B

Price history

1 event — show timeline

2026-06-10 Listed $211,750 VMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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