107 Garden Brook Dr · Madison, AL 35758

$335,000

3 bd · 0.5 ba · 1,826 sqft · SingleFamily public records · 59 Days on market

Built 1993 0.26 ac lot $183/sqft · at area comps Est $335k · at est. $15/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.4/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.7/10.0
• 1% rule +0.6/10.0

Listing remarks MLS

Light-filled home with a great layout for everyday living and entertaining! Features formal living/dining combo plus a cozy family room with breakfast area. Kitchen offers island, pantry, and brand-new remote-controlled skylight. Isolated primary suite with high ceiling, bay window, ensuite, and large walk-in closet. Enjoy the freshly painted deck with pergola, fully fenced yard, and two outbuildings that remain. Updates include new roof, 3-year-old water heater, 3-year-old LVP flooring, newer light fixtures, natural gas logs, underground utilities, and RainSoft water softener. Great opportunity! HOA includes Park maintenance, upgrades, and landscaping entrances.

Key facts

• Pantry
• Cozy family room
• Kitchen island

Tags

• FORMAL LIVING DINING COMBO
• COZY FAMILY ROOM
• BREAKFAST AREA
• KITCHEN ISLAND
• PANTRY
• REMOTE CONTROLLED SKYLIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-587 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (30.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (44.2% below list).
• Recommended offer: $187k (44.2% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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+, schools A; 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.
• 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); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $28k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; list at $335k implies a 109% gain — meaningful room to come down on a strong offer.

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 $186,853 (44.2% 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 59 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 4.19%
• Cash-on-cash: -7.51%
• DSCR: 0.67
• GRM: 14.9

CMA / ARV

• ARV (median comp): $335,109
• List price: $335,000
• Delta: -0.03%
• 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
114 Parkside Dr	0.25mi	3/2.0	1,896 (+4%)	0mo	$340,000	$179	76
98 Interlaken Dr S	0.13mi	4/2.0 (+1)	1,770 (-3%)	4mo	$308,000	$174	74
128 Garden Brook Dr	0.06mi	3/2.0	1,701 (-7%)	10mo	$290,000	$170	72
110 Park Stone Dr	0.10mi	3/2.0	2,033 (+11%)	1mo	$306,000	$151	69
136 Garden Brook Dr	0.10mi	3/2.0	2,025 (+11%)	4mo	$340,000	$168	68
106 Teal Park Ln	0.41mi	3/2.0	1,707 (-6%)	2mo	$310,000	$182	63
304 Holly Springs Dr	0.35mi	4/2.0 (+1)	1,935 (+6%)	1mo	$352,000	$182	62
114 Carnette Dr	0.62mi	3/2.0	2,015 (+10%)	4mo	$343,000	$170	44
317 Big Oak Cir	0.75mi	3/2.0	1,649 (-10%)	1mo	$325,000	$197	42
127 Landers Dr	0.42mi	4/3.0 (+1)	2,060 (+13%)	6mo	$300,000	$146	39
259 Mill Rd	0.74mi	3/2.0	1,600 (-12%)	7mo	$313,000	$196	33
145 Bibb Dr	0.74mi	3/2.0	1,596 (-13%)	9mo	$260,000	$163	31

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: 18.7%
• Equity multiple: 2.52×
• Total profit: $142,324
• Equity at exit: $301,795

10-year hold

• IRR: 17.1%
• Equity multiple: 5.73×
• Total profit: $443,214
• Equity at exit: $650,831

Cash invested: $93,800 (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: 14.9×

Monthly cashflow live

• Estimated rent: $1,869 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$151 /mo · $1,818/yr
• Insurance: −$140
• HOA: −$15
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-587

Break-even live

Break-even rent $2,611

Max offer price $231,358

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-492	+0% $-587	+5% $-682	+10% $-776
Rent	-10% $-734	-5% $-660	+0% $-587	+5% $-513	+10% $-439
Rate	-1.0pp $-418	-0.5pp $-501	base $-587	+0.5pp $-673	+1.0pp $-762

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Park Stone Dr Madison, AL	4.0	2.5	2516	$2,300	$0.91	24d	1	0.32mi
114 Telluride Dr Madison, AL	3.0	2.0	1578	$1,795	$1.14	44d	1	0.34mi
106 Teal Park Ln Madison, AL	3.0	2.0	1707	$1,950	$1.14	14d	1	0.40mi
129 Telluride Dr Madison, AL	3.0	2.0	1912	$1,885	$0.99	24d	1	0.41mi
105 Whisperbrook Cir Madison, AL	3.0	2.0	1608	$1,800	$1.12	24d	1	0.50mi
7584 Madison Pike Madison, AL	1.0–3.0	1.0–2.0	1023	$1,299	$1.27	14d	17	0.50mi
189 Merganser Blvd Madison, AL	4.0	2.5	2225	$1,995	$0.90	24d	1	0.52mi
134 Michli Rd Madison, AL	2.0	2.5	1564	$1,595	$1.02	44d	1	0.63mi
128 Michli Rd Madison, AL	2.0	3.0	1564	$1,550	$0.99	44d	1	0.65mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,250	$1.64	14d	45	0.74mi
127 Philadelphia Dr Madison, AL	3.0	2.0	1404	$1,650	$1.18	24d	1	0.77mi
425 Falls PT SW Unit 1 Madison, AL	3.0	3.0	1375	$1,615	$1.17	44d	1	0.79mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	22d	1	0.87mi
619 Larry Dr Madison, AL	4.0	2.0	2093	$2,031	$0.97	24d	1	0.87mi
113 Claytor Ln Madison, AL	3.0	2.0	1650	$1,795	$1.09	14d	1	0.91mi
123 Chelsea Park Madison, AL	3.0	3.0	2580	$2,650	$1.03	14d	1	0.93mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	44d	1	0.93mi
709 Marion Dr Madison, AL	3.0	2.0	2050	$1,795	$0.88	22d	1	0.93mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	44d	1	0.96mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	44d	1	0.96mi
416 Walton Rd Madison, AL	3.0	2.0	1306	$1,795	$1.37	14d	1	0.99mi
110 Chelsea Park Madison, AL	3.0	2.5	2311	$2,600	$1.13	44d	1	1.00mi
104 Chelsea Park Madison, AL	3.0	3.0	2061	$2,300	$1.12	44d	1	1.03mi
137 Clover Ridge Dr Madison, AL	3.0	2.0	1860	$1,850	$0.99	14d	1	1.16mi
114 Clover Ridge Dr Madison, AL	3.0	2.0	2002	$2,250	$1.12	44d	1	1.18mi
1006 Wood Cir Madison, AL	3.0	2.0	2173	$1,899	$0.87	44d	1	1.25mi
102 McDermotts Way Madison, AL	3.0	2.0	1462	$1,675	$1.15	14d	1	1.26mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	44d	1	1.28mi
109 DuPont Cir Madison, AL	3.0	2.0	1725	$1,895	$1.10	14d	1	1.32mi
130 Cresent Cir Madison, AL	3.0	2.0	1380	$1,500	$1.09	24d	1	1.36mi
130 Cresent Cir Madison, AL	3.0	2.0	1380	$1,500	$1.09	44d	1	1.36mi
85 Shorter St Madison, AL	3.0	1.0–3.0	1182	$1,799	$1.52	44d	13	1.37mi
1016 Seina Vista Dr Madison, AL	3.0	2.0	1981	$2,100	$1.06	14d	1	1.39mi
244 Kyser Blvd Madison, AL	1.0–3.0	1.5–2.0	1315	$1,729	$1.31	44d	23	1.40mi
195 Amsterdam Pl Madison, AL	4.0	2.0	1820	$2,200	$1.21	14d	1	1.40mi
106 Blanchard Pl Madison, AL	3.0	2.0	1926	$2,100	$1.09	24d	1	1.42mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: watergaslandscaping

Listing history 11 events

1. 2026-06-02
   status $335,000 Pending 59 DOM
2. 2026-06-01
   days on market $335,000 Active 59 DOM
3. 2026-05-31
   days on market $335,000 Active 58 DOM
4. 2026-05-30
   days on market $335,000 Active 57 DOM
5. 2026-05-14
   price $335,000 671-char remark

   Show marketing remark (671 chars)

   Light-filled home with a great layout for everyday living and entertaining! Features formal living/dining combo plus a cozy family room with breakfast area. Kitchen offers island, pantry, and brand-new remote-controlled skylight. Isolated primary suite with high ceiling, bay window, ensuite, and large walk-in closet. Enjoy the freshly painted deck with pergola, fully fenced yard, and two outbuildings that remain. Updates include new roof, 3-year-old water heater, 3-year-old LVP flooring, newer light fixtures, natural gas logs, underground utilities, and RainSoft water softener. Great opportunity! HOA includes Park maintenance, upgrades, and landscaping entrances.

6. 2026-05-01
   price $345,000 671-char remark

   Show marketing remark (671 chars)

   Light-filled home with a great layout for everyday living and entertaining! Features formal living/dining combo plus a cozy family room with breakfast area. Kitchen offers island, pantry, and brand-new remote-controlled skylight. Isolated primary suite with high ceiling, bay window, ensuite, and large walk-in closet. Enjoy the freshly painted deck with pergola, fully fenced yard, and two outbuildings that remain. Updates include new roof, 3-year-old water heater, 3-year-old LVP flooring, newer light fixtures, natural gas logs, underground utilities, and RainSoft water softener. Great opportunity! HOA includes Park maintenance, upgrades, and landscaping entrances.

7. 2026-04-20
   price $350,000 671-char remark

   Show marketing remark (671 chars)

   Light-filled home with a great layout for everyday living and entertaining! Features formal living/dining combo plus a cozy family room with breakfast area. Kitchen offers island, pantry, and brand-new remote-controlled skylight. Isolated primary suite with high ceiling, bay window, ensuite, and large walk-in closet. Enjoy the freshly painted deck with pergola, fully fenced yard, and two outbuildings that remain. Updates include new roof, 3-year-old water heater, 3-year-old LVP flooring, newer light fixtures, natural gas logs, underground utilities, and RainSoft water softener. Great opportunity! HOA includes Park maintenance, upgrades, and landscaping entrances.

8. 2026-04-03
   listed $362,700 Active 671-char remark

   Show marketing remark (671 chars)

   Light-filled home with a great layout for everyday living and entertaining! Features formal living/dining combo plus a cozy family room with breakfast area. Kitchen offers island, pantry, and brand-new remote-controlled skylight. Isolated primary suite with high ceiling, bay window, ensuite, and large walk-in closet. Enjoy the freshly painted deck with pergola, fully fenced yard, and two outbuildings that remain. Updates include new roof, 3-year-old water heater, 3-year-old LVP flooring, newer light fixtures, natural gas logs, underground utilities, and RainSoft water softener. Great opportunity! HOA includes Park maintenance, upgrades, and landscaping entrances.

9. 2016-09-19
   soldstatus $160,102
10. 2016-09-15
    soldstatus $160,000 713-char remark

    Show marketing remark (713 chars)

    This home boasts LOTS OF NATURAL light all day long ... w/a formal Living Rm/Dining Rm combo & a Family Rm/Breakfast Rm combo, there is plenty of room if you like to entertain. The Kitchen features an island, a pantry & a skylight that floods the area w/lots of light. The Master is isolated & offers a soaring high ceiling, a ceiling can & a bay window as well as an ensuite w/ a LARGE walk-in closet. But if you like the outdoors, this home has the most WONDERFUL deck w/ half covered by a PERGOLA & the other half open for grilling or sunbathing. The yard is fully fenced & the outbuilding will remain. This wonderful blank canvas awaits your personal touches! PRICED TO SELL QUICKLY!!!

11. 2016-08-13
    listed $160,000 713-char remark

    Show marketing remark (713 chars)

    This home boasts LOTS OF NATURAL light all day long ... w/a formal Living Rm/Dining Rm combo & a Family Rm/Breakfast Rm combo, there is plenty of room if you like to entertain. The Kitchen features an island, a pantry & a skylight that floods the area w/lots of light. The Master is isolated & offers a soaring high ceiling, a ceiling can & a bay window as well as an ensuite w/ a LARGE walk-in closet. But if you like the outdoors, this home has the most WONDERFUL deck w/ half covered by a PERGOLA & the other half open for grilling or sunbathing. The yard is fully fenced & the outbuilding will remain. This wonderful blank canvas awaits your personal touches! PRICED TO SELL QUICKLY!!!

ⓘ 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: $1,818 · $151/mo
• Projected year-2 tax: $1,818 · $151/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $22,422
• − Mortgage interest: −$18,765
• − Property taxes: −$1,818
• − Insurance: −$1,675
• − Repairs & maintenance: −$1,794
• − Management: −$1,794
• − HOA: −$180
• − Depreciation: −$9,745
• Taxable loss: −$13,349
• Est. tax savings @ 24.0%: +$3,204
• After-tax cash flow: $-3,837/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

+109.4% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $335,000 VMLS
• 2026-05-01 Price Changed $345,000 VMLS
• 2026-04-20 Price Changed $350,000 VMLS
• 2026-04-03 Listed $362,700 VMLS
• 2016-09-19 Sold (Public Records) $160,102 Public Records
• 2016-09-15 Sold (MLS) $160,000 VMLS
• 2016-08-13 Listed $160,000 VMLS

Property tax history

+9.4%/yr

Latest (2024): $1,818 · +6.3% YoY. Source: county tax records.