120 Briargate Ln · Madison, AL 35758

$150,000

2 bd · 1.0 ba · 1,022 sqft · MultiFamily public records · 80 Days on market

Built 1987 $84/mo HOA · 6% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

Key facts

• Brand new roof
• Fenced-in yard
• Private courtyard

Tags

• OPEN-CONCEPT LAYOUT
• BRAND NEW ROOF
• FENCED-IN YARD
• PRIVATE COURTYARD
• MINUTES FROM REDSTONE ARSENAL
• ZONED FOR MADISON CITY SCHOOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.5% 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• This rent runs 31% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 + 1.6% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $141,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.00% ✓
• Cap rate: 16.48%
• Cash-on-cash: 36.38%
• DSCR: 2.62
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 51.3%
• Equity multiple: 4.78×
• Total profit: $158,660
• Equity at exit: $135,132

10-year hold

• IRR: 44.4%
• Equity multiple: 10.42×
• Total profit: $395,532
• Equity at exit: $291,417

Cash invested: $42,000 (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 35758

• Home prices YoY: 4.2%
• Rents YoY: 1.6%
• Active inventory: 382
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,994 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$62
• HOA: −$84
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $1,273

Break-even live

Break-even rent $1,382

Max offer price $150,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,358	-5% $1,316	+0% $1,273	+5% $1,231	+10% $1,189
Rent	-10% $1,037	-5% $1,155	+0% $1,273	+5% $1,392	+10% $1,510
Rate	-1.0pp $1,349	-0.5pp $1,312	base $1,273	+0.5pp $1,235	+1.0pp $1,195

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,994
Total (2 units)			$2,994

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Browns Ridge Ln Unit 1 Madison, AL	2.0	2.0	984	$1,250	$1.27	24d	1	0.09mi
100 Arch St Pl Madison, AL	1.0–2.0	1.0–2.0	838	$1,706	$2.03	14d	20	0.16mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,164	$0.89	14d	11	0.30mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$1,678	$1.46	14d	18	0.42mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$1,699	$1.23	14d	31	0.54mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	24d	1	0.71mi
403 Oakland Rd Madison, AL	2.0	2.5	1165	$1,295	$1.11	44d	1	0.78mi
194 Shelton Rd Madison, AL	2.0	1.0–2.0	729	$1,149	$1.58	14d	9	0.84mi
124 Westscott Dr Madison, AL	2.0	2.0	994	$1,025	$1.03	22d	1	0.87mi
111 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	44d	1	0.93mi
104 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	44d	1	0.98mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,247	$1.28	14d	77	1.17mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	44d	1	1.35mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	44d	1	1.35mi
210 Waters Edge Ln #6 Madison, AL	2.0	2.0	1060	$1,075	$1.01	44d	1	1.43mi
104 Waters Edge Ln Unit 104 Madison, AL	2.0	1.0	775	$1,000	$1.29	14d	1	1.43mi
510 Clift Dr Madison, AL	3.0	2.0	1197	$1,600	$1.34	44d	1	1.44mi
262 Waters Edge Ln Unit 262 Madison, AL	2.0	2.0	1055	$1,175	$1.11	44d	1	1.45mi
349 Waters Edge Ln Unit n/a Madison, AL	2.0	2.0	1055	$1,050	$1.00	44d	1	1.46mi
416 Walton Rd Madison, AL	3.0	2.0	1306	$1,795	$1.37	14d	1	1.46mi

HOA detail

• Monthly dues: $84 · $1,008/yr

Listing history 22 events

1. 2026-06-08
   days on market $150,000 Active 80 DOM
2. 2026-06-07
   days on market $150,000 Active 79 DOM
3. 2026-06-03
   pricedays on market $150,000 Active 75 DOM
4. 2026-06-02
   days on market $160,000 Active 74 DOM
5. 2026-06-01
   days on market $160,000 Active 73 DOM
6. 2026-05-31
   price $160,000 Active 72 DOM
7. 2026-05-31
   days on market $165,000 Active 72 DOM
8. 2026-05-30
   days on market $165,000 Active 71 DOM
9. 2026-05-19
   price $170,000 628-char remark

   Show marketing remark (628 chars)

   Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

10. 2026-05-16
    price $175,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

11. 2026-05-13
    price $180,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

12. 2026-05-11
    status Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

13. 2026-05-11
    price $185,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

14. 2026-04-19
    historical Contingent 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

15. 2026-04-10
    status Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

16. 2026-04-06
    historical Contingent 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

17. 2026-03-24
    price $170,000 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

18. 2026-03-20
    listed $175,000 Active 628-char remark

    Show marketing remark (628 chars)

    Welcome to this charming 2-bedroom, 2-bathroom home situated in the heart of Madison, AL. Featuring an open-concept layout, this home is ideal for entertaining or enjoying everyday living. A brand new roof adds long-term value and peace of mind. The spacious living room includes a cozy fireplace, perfect for relaxing evenings. Step outside to a fenced-in yard offering plenty of space for outdoor activities, along with a private courtyard perfect for unwinding. Conveniently located just minutes from Redstone Arsenal and Town Madison, this home offers an easy commute and is zoned for Madison City Schools! NEW HVAC NEW ROOF

19. 2025-12-26
    historical $1,250
20. 2025-12-16
    listed $1,250
21. 2025-08-19
    historical $1,250
22. 2025-08-14
    listed $1,250

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $1,905 · $159/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 ≥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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,928
• − Mortgage interest: −$8,402
• − Property taxes: −$1,905
• − Insurance: −$750
• − Repairs & maintenance: −$2,874
• − Management: −$2,874
• − HOA: −$1,008
• − Depreciation: −$4,364
• Taxable income: $13,751
• Est. tax owed @ 24.0%: −$3,300
• After-tax cash flow: $11,981/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

+13500.0% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $170,000 VMLS
• 2026-05-16 Price Changed $175,000 VMLS
• 2026-05-13 Price Changed $180,000 VMLS
• 2026-05-11 Relisted — VMLS
• 2026-05-11 Price Changed $185,000 VMLS
• 2026-04-19 Contingent — VMLS
• 2026-04-10 Relisted — VMLS
• 2026-04-06 Contingent — VMLS
• 2026-03-24 Price Changed $170,000 VMLS
• 2026-03-20 Listed $175,000 VMLS
• 2025-12-26 Rental Removed $1,250 VMLS
• 2025-12-16 Listed for Rent $1,250 VMLS
• 2025-08-19 Rental Removed $1,250 VMLS
• 2025-08-14 Listed for Rent $1,250 VMLS

Property tax history

+5.6%/yr

Latest (2024): $1,905 · +0.0% YoY. Source: county tax records.