27535 Brisk Dr · Madison, AL
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $916 – $1,700
Heat risk 6/10 · Moderate
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 20 days/yr
Wind risk 5/10 · Moderate
- Chance of severe wind over 30 yrs
- 25.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +11.2/30.0
- ARV discount +8.4/15.0
- Condition / age +5.0/5.0
- Schools +4.3/10.0
- Livability +3.8/5.0
- 1% rule +3.4/10.0
- DSCR +3.3/10.0
- Rent growth +2.8/5.0
- Appreciation +0.0/10.0
$211,750
27535 Brisk Dr · Madison, AL 35756
3 bd · 3.0 ba · 1,446 sqft · Townhouse
· 59 Days on market
Built 2026
1,742 sqft lot
$146/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
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/3.0-bath townhouse listed at $212k. Condition is rated excellent.
Deal economics
- At list price, monthly cash flow is $-83 ($-994/yr) — negative.
- To cash-flow at today's rent, offer at most $200k (5.7% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (15.7% below list).
- Recommended offer: $179k (15.7% below list) — sets the bar for 1% rule.
- Cap rate 5.8% 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); 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 $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 59 days — a 3% lower offer ($205k) 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
$178,548
(15.7% 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 59 days. Have you received any prior offers? Is the seller open to a 16% 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?
- 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
- 0.84% ✗
- Cap rate
- 5.82%
- Cash-on-cash
- -1.68%
- DSCR
- 0.93
- GRM
- 9.9
CMA / ARV
- ARV (median comp)
- $215,828
- List price
- $211,750
- Delta
- -1.89%
- 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%) | 0mo | $201,617 | $139 | 99 |
| 27553 Brisk Dr | 0.02mi | 3/3.0 | 1,446 (0%) | 0mo | $200,708 | $139 | 99 |
| 27561 Brisk Dr | 0.03mi | 3/3.0 | 1,446 (0%) | 0mo | $201,350 | $139 | 99 |
| 12069 Windy Ln | 0.05mi | 3/3.0 | 1,446 (0%) | 2mo | $215,650 | $149 | 96 |
| 27577 Brisk Dr | 0.04mi | 3/3.0 | 1,446 (0%) | 3mo | $216,006 | $149 | 96 |
| 12100 Chilly Dr | 0.02mi | 3/3.0 | 1,446 (0%) | 5mo | $219,650 | $152 | 95 |
| 12086 Windy Ln | 0.05mi | 3/3.0 | 1,446 (0%) | 4mo | $209,850 | $145 | 94 |
| 12078 Windy Ln | 0.06mi | 3/3.0 | 1,446 (0%) | 4mo | $209,850 | $145 | 94 |
| 12072 Chilly Dr | 0.02mi | 3/3.0 | 1,500 (+4%) | 1mo | $222,048 | $148 | 92 |
| 12097 Windy Ln | 0.03mi | 3/3.0 | 1,500 (+4%) | 2mo | $221,150 | $147 | 91 |
| 12098 Windy Ln | 0.05mi | 3/3.0 | 1,500 (+4%) | 4mo | $223,150 | $149 | 88 |
| 12070 Windy Ln | 0.06mi | 3/3.0 | 1,500 (+4%) | 4mo | $219,850 | $147 | 87 |
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
- -21.2%
- Equity multiple
- 0.28×
- Total profit
- $-42,806
- Equity at exit
- $31,573
10-year hold
- IRR
- -19.7%
- Equity multiple
- 0.04×
- Total profit
- $-56,786
- Equity at exit
- $18,308
Cash invested: $59,290 (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.
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
- 154 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- +0.3% 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
- 9.9×
Monthly cashflow live
↻
- Estimated rent
- $1,785 high interval (Pro) →
- Mortgage (P&I)
- −$1,110
- Tax est. 1.5%
- −$265 /mo · $3,176/yr
- Insurance
- −$88
- HOA
- −$30
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$375
- Net cashflow
- $-83
Break-even live
Break-even rent
$1,890
Max offer price
$199,765
Occupancy floor
100%
Sensitivity live
| Price | -10% $64 | -5% $-10 | +0% $-83 | +5% $-156 | +10% $-229 |
|---|---|---|---|---|---|
| Rent | -10% $-224 | -5% $-153 | +0% $-83 | +5% $-12 | +10% $58 |
| Rate | -1.0pp $24 | -0.5pp $-29 | base $-83 | +0.5pp $-138 | +1.0pp $-194 |
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
- $52,938
- Closing costs
- $6,352
- 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 6 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 27573 Brisk Dr Madison, AL | 3.0 | 2.0 | 1175 | $1,499 | $1.28 | 72d | 1 | 0.02mi |
| 12092 Chilly Dr Madison, AL | 3.0 | 3.0 | 1446 | $1,495 | $1.03 | 93d | 1 | 0.03mi |
| 12086 Windy Ln Madison, AL | 3.0 | 3.0 | 1446 | $1,800 | $1.24 | 63d | 1 | 0.03mi |
| 110 Oakland Spgs Madison, AL | 1.0–3.0 | 1.0–2.0 | 1075 | $1,779 | $1.65 | 63d | 35 | 0.83mi |
| 28600 Huntsville Brownsferry Rd Madison, AL | 3.0 | 2.5 | 1821 | $1,758 | $0.97 | 63d | 4 | 1.08mi |
| 26159 Valley Ridge Rd Madison, AL | 4.0 | 2.0 | 1631 | $1,845 | $1.13 | 72d | 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 44 events
-
2026-08-08days on market $211,750 Active 59 DOM
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2026-08-07days on market $211,750 Active 58 DOM
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2026-08-06days on market $211,750 Active 57 DOM
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2026-08-05days on market $211,750 Active 56 DOM
-
2026-08-04days on market $211,750 Active 55 DOM
-
2026-08-03days on market $211,750 Active 54 DOM
-
2026-07-31days on market $211,750 Active 51 DOM
-
2026-07-29days on market $211,750 Active 49 DOM
-
2026-07-27days on market $211,750 Active 47 DOM
-
2026-07-25days on market $211,750 Active 45 DOM
-
2026-07-23days on market $211,750 Active 43 DOM
-
2026-07-22days on market $211,750 Active 42 DOM
-
2026-07-21days on market $211,750 Active 41 DOM
-
2026-07-18days on market $211,750 Active 38 DOM
-
2026-07-16days on market $211,750 Active 36 DOM
-
2026-07-16days on market $211,750 Active 35 DOM
-
2026-07-14days on market $211,750 Active 34 DOM
-
2026-07-14days on market $211,750 Active 33 DOM
-
2026-07-12days on market $211,750 Active 32 DOM
-
2026-07-11days on market $211,750 Active 31 DOM
-
2026-07-10days on market $211,750 Active 30 DOM
-
2026-07-09days on market $211,750 Active 29 DOM
-
2026-07-08days on market $211,750 Active 28 DOM
-
2026-07-07days on market $211,750 Active 27 DOM
-
2026-07-06days on market $211,750 Active 26 DOM
-
2026-07-05days on market $211,750 Active 25 DOM
-
2026-07-04days on market $211,750 Active 24 DOM
-
2026-07-03days on market $211,750 Active 23 DOM
-
2026-07-02days on market $211,750 Active 22 DOM
-
2026-07-01days on market $211,750 Active 21 DOM
-
2026-06-30days on market $211,750 Active 20 DOM
-
2026-06-29days on market $211,750 Active 19 DOM
-
2026-06-28days on market $211,750 Active 18 DOM
-
2026-06-28days on market $211,750 Active 17 DOM
-
2026-06-27days on market $211,750 Active 16 DOM
-
2026-06-25days on market $211,750 Active 14 DOM
-
2026-06-23days on market $211,750 Active 12 DOM
-
2026-06-22days on market $211,750 Active 11 DOM
-
2026-06-18days on market $211,750 Active 8 DOM
-
2026-06-17days on market $211,750 Active 7 DOM
-
2026-06-16days on market $211,750 Active 6 DOM
-
2026-06-15days on market $211,750 Active 5 DOM
-
2026-06-14remarks 611-char remark
-
2026-06-14$211,750 Active 3 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
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $21,426
- − Mortgage interest
- −$11,861
- − Property taxes
- −$3,176
- − Insurance
- −$1,059
- − Repairs & maintenance
- −$1,714
- − Management
- −$1,714
- − HOA
- −$360
- − Depreciation
- −$6,160
- Taxable loss
- −$4,619
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,108
- After-tax cash flow
- $115/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
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
- 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 |
|
||
| Healthcare | 1 | $5B |
|
||
Price history
1 event — show timeline
- 2026-06-10 Listed $211,750 VMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…