213 Golightly Spring Rd · Taft, TN 35773

$175,000

3 bd · 0.5 ba · 944 sqft · SingleFamily public records · 3 Days on market

Built 1993 0.46 ac lot $185/sqft · 10% below area Est $194k · 10% under

---

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).

• Cash flow +13.6/30.0
• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Perfect house for an investor. Can easily clear 1,500 dollars a month as a rental in a strategic location with up and coming government facilities and new large companies coming to the surrounding areas! Also, a perfect starter home. Everything has been remodeled and updated. Lovely brick home newly updated 3 bedroom 1 bath with attached garage. Just a short commute to Huntsville, Madison, Athens, Ardmore, Hazel Green. Appliances included with washer and dryer hook up. Spacious lawn and fenced in backyard. School district is Madison Cross Roads Elementary. Sparkman Middle School and Sparkman High School.

Key facts

• Large lot
• 0.46 acre lot
• Garage

Tags

• LARGE LOT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: One-car garage
• Utilities: Septic tank; Electric service
• Home design: Single-family residence; One-story; Built in 1993
• Construction: Brick construction; Slab foundation
• Exterior features: Approximately 0.46-acre lot; Lot recorded as Metes and Bounds

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: One full bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Six total rooms; Range and refrigerator included; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $9 ($110/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 $135k (22.9% below list).
• Recommended offer: $135k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Madison Cross Roads Elementary School (math 14% / reading 48%, grade F, #360 of 627 statewide, top 58%, 1,035 students, 59% FRL); Sparkman Middle School (math 18% / reading 53%, grade F, #81 of 257 statewide, top 33%, 859 students, 60% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools average 52% FRL vs 29% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $135,000 (22.9% 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. 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.
3. 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.
4. 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: 0.77% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (median comp): $194,041
• List price: $175,000
• Delta: 15.95%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.96×
• Total profit: $95,823
• Equity at exit: $157,654

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $281,576
• Equity at exit: $339,987

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Tennessee: 87 Strongly Landlord-Friendly · R+13
• County: — inherits STATE
• City: — inherits STATE

14-day notice (URLTA); generally landlord-favorable; Nashville court paced moderate.

Methodology + full state rankings →

ZIP-level market 35773

• Home prices YoY: 28.8%
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$67 /mo · $800/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $9

Break-even live

Break-even rent $1,338

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Carter Grove Rd Unit A Hazel Green, AL	2.0	2.0	1075	$1,350	$1.26	13d	1	1.31mi

Listing history 17 events

1. 2026-06-18
   days on market $175,000 Active 3 DOM
2. 2026-06-17
   days on market $175,000 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $175,000 Active 1 DOM
4. 2026-06-15
   days on market $225,000 Active 31 DOM
5. 2026-06-14
   days on market $225,000 Active 29 DOM
6. 2026-06-10
   days on market $225,000 Active 26 DOM
7. 2026-06-09
   days on market $225,000 Active 25 DOM
8. 2026-06-08
   days on market $225,000 Active 24 DOM
9. 2026-06-07
   days on market $225,000 Active 23 DOM
10. 2026-06-02
    days on market $225,000 Active 18 DOM
11. 2026-06-01
    days on market $225,000 Active 17 DOM
12. 2026-05-31
    days on market $225,000 Active 16 DOM
13. 2026-05-30
    days on market $225,000 Active 15 DOM
14. 2026-05-15
    listed $225,000 Active 612-char remark
15. 2024-11-06
    historical $1,250
16. 2024-10-28
    price $1,250
17. 2024-10-18
    listed $1,325

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

Tax reassessment forecast TN · Resets to sale price

• Current annual tax: $800 · $67/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$443/yr (+$37/mo · 55.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$9,803
• − Property taxes: −$800
• − Insurance: −$875
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$5,091
• Taxable loss: −$2,961
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $821/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 County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — Taft

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 13,977

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 (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 149.14%
• Current HPI: 666.8602
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.78%
• F500 in state: 22

Industry mix (Fortune 500 HQ in TN)

Industry	F500 HQs	Revenue
▸Healthcare	3	$91B
▸Retail	3	$72B
▸Transportation / Logistics	1	$88B
▸Paper / Packaging	1	$19B
▸Insurance	1	$13B
▸Energy	1	$12B

Price history

+13107.5% since first listed

6 events — show timeline

• 2026-06-15 Listed $175,000 VMLS
• 2026-06-13 Rental Removed $1,375 REDFIN
• 2026-05-30 Listed for Rent $1,375 REDFIN
• 2024-11-06 Rental Removed $1,250 VMLS
• 2024-10-28 Price Changed $1,250 VMLS
• 2024-10-18 Listed for Rent $1,325 VMLS

Property tax history

+13.7%/yr

Latest (2024): $800 · +127.3% YoY. Source: county tax records.