317 Big Oak Cir · Madison, AL 35758

$325,999

3 bd · 1.0 ba · 1,634 sqft · SingleFamily public records · 5 Days on market

Built 1987 0.45 ac lot Est $288k · 13% over

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Why this score? — see what drove the F 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
• Cash flow +6.6/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• DSCR +0.9/10.0
• 1% rule +0.6/10.0

Listing remarks

Beautifully remodeled home in the heart of Madison. Large fully fenced yard with mature trees. Kitchen has new stainless appliances and quartz counters. Luxury vinyl plank flooring throughout. New roof!

Key facts

• 0.45 acre lot
• 2 garage spots
• Listed 5 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Two-car garage
• Utilities: Public water
• Home design: Single-family residence; One-story home; New construction: No; Living area approximately 1,649 square feet
• Construction: Vinyl siding; Built with crawl space foundation
• Exterior features: Public water; Located in the Brass Oaks Estates subdivision; Directions: I565 West, Right on Wall Triana, Right on Big Oak, home on the right

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $326k.

Deal economics

• At list price, monthly cash flow is $-533 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (44.1% below list).
• Recommended offer: $182k (44.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% 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+, crime B+; 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.
• Zoned schools: Midtown Elementary School (math 49% / reading 78%, grade B, #46 of 627 statewide, top 8%, 999 students, 26% FRL); Discovery Middle School (math 46% / reading 69%, grade B, #13 of 257 statewide, top 5%, 1,334 students, 25% FRL); Bob Jones High School (math 53% / reading 51%, grade D+, #11 of 305 statewide, top 4%, 1,920 students, 24% FRL).
• Market conditions: Rents rising (+1.6%/yr); 382 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $35k of equity ($2k loan paydown + $33k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $190k; list at $326k implies a 72% 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 $182,257 (44.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 4.33%
• Cash-on-cash: -7.01%
• DSCR: 0.69
• GRM: 14.9

CMA / ARV

• ARV (on-the-fly): $287,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Kim Cir	0.19mi	3/2.0	1,565 (-4%)	13mo	$276,000	$176	69
104 Big Oak Cir	0.08mi	3/2.0	1,540 (-6%)	18mo	$223,000	$145	68
104 Patra Dr	0.30mi	3/2.0	1,778 (+9%)	3mo	$300,000	$169	65
101 Mountain View Ln	0.10mi	3/2.5	1,854 (+14%)	3mo	$295,500	$159	65
106 Marie Cir	0.27mi	3/2.0	1,700 (+4%)	20mo	$305,000	$179	60
100 Patra Dr	0.31mi	3/2.0	1,732 (+6%)	15mo	$250,500	$145	59
110 Mcdermotts Way	0.63mi	3/2.0	1,750 (+7%)	1mo	$317,000	$181	54
106 Clover Ridge Dr	0.71mi	3/2.0	1,572 (-4%)	6mo	$300,000	$191	51
114 Mcdermotts Way	0.66mi	3/2.0	1,644 (+1%)	16mo	$305,000	$186	51
107 Patra Dr	0.27mi	3/2.0	1,796 (+10%)	20mo	$234,300	$130	50
241 Pin Oak Dr	0.55mi	3/2.5	1,837 (+12%)	5mo	$320,000	$174	44
107 Welbury Ct	0.61mi	3/2.0	1,876 (+15%)	14mo	$375,000	$200	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: 19.0%
• Equity multiple: 2.54×
• Total profit: $140,877
• Equity at exit: $293,686

10-year hold

• IRR: 17.3%
• Equity multiple: 5.78×
• Total profit: $436,362
• Equity at exit: $633,344

Cash invested: $91,280 (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: $1,823 high
• Mortgage (P&I): −$1,710
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-533

Break-even live

Break-even rent $2,497

Max offer price $231,810

Occupancy floor —

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: $81,500
• Closing costs: $9,780
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 McDermotts Way Madison, AL	3.0	2.0	1462	$1,675	$1.15	14d	1	0.56mi
139 Angela Dr Madison, AL	2.0	2.0	1160	$995	$0.86	14d	1	0.58mi
5142 Wall Triana Hwy Madison, AL	2.0–3.0	1.0–1.5	1000	$1,250	$1.25	43d	2	0.59mi
1110 Liberty Dr Unit 1110 Madison, AL	2.0	2.0	1100	$1,200	$1.09	23d	1	0.68mi
114 Clover Ridge Dr Madison, AL	3.0	2.0	2002	$2,250	$1.12	43d	1	0.76mi
109 DuPont Cir Madison, AL	3.0	2.0	1725	$1,895	$1.10	14d	1	0.80mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	43d	1	0.85mi
649 Gooch Ln Madison, AL	4.0	2.0	1913	$2,061	$1.08	43d	1	0.86mi
137 Clover Ridge Dr Madison, AL	3.0	2.0	1860	$1,850	$0.99	14d	1	0.86mi
110 Wildweed Ct Madison, AL	3.0	2.0	1481	$1,750	$1.18	43d	1	0.88mi
113 Claytor Ln Madison, AL	3.0	2.0	1650	$1,795	$1.09	14d	1	0.93mi
111 Tumbleweed Dr Madison, AL	4.0	2.0	2010	$2,450	$1.22	13d	1	0.95mi
127 Philadelphia Dr Madison, AL	3.0	2.0	1404	$1,650	$1.18	23d	1	0.99mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1906	$2,050	$1.08	43d	1	1.05mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1905	$2,050	$1.08	23d	1	1.05mi
195 Amsterdam Pl Madison, AL	4.0	2.0	1820	$2,200	$1.21	14d	1	1.16mi
106 Champions Green Dr Madison, AL	3.0	2.0	1950	$1,995	$1.02	23d	1	1.18mi
189 Merganser Blvd Madison, AL	4.0	2.5	2225	$1,995	$0.90	23d	1	1.29mi
106 Blanchard Pl Madison, AL	3.0	2.0	1926	$2,100	$1.09	23d	1	1.29mi
403 Barrington Hills Dr Madison, AL	4.0	2.0	1820	$1,950	$1.07	21d	1	1.32mi
106 Teal Park Ln Madison, AL	3.0	2.0	1707	$1,950	$1.14	14d	1	1.40mi
333 Hay Rake Dr Madison, AL	3.0	2.5	2047	$2,200	$1.07	13d	1	1.44mi
104 Chelsea Park Madison, AL	3.0	3.0	2061	$2,300	$1.12	43d	1	1.44mi
333 Hay Rake Dr Unit 1 Madison, AL	3.0	3.0	2047	$2,200	$1.07	23d	1	1.44mi
1150 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1020	$1,616	$1.58	21d	50	1.47mi

Listing history 4 events

1. 2026-04-29
   status Pending
2. 2026-04-29
   price $325,999
3. 2026-04-25
   listed $309,999 Active
4. 2026-03-09
   soldstatus $190,000

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,531 · $128/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $21,871
• − Mortgage interest: −$18,261
• − Property taxes: −$1,531
• − Insurance: −$1,630
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$9,484
• Taxable loss: −$12,534
• Est. tax savings @ 24.0%: +$3,008
• After-tax cash flow: $-3,390/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

+71.6% since first listed

4 events — show timeline

• 2026-04-29 Pending — VMLS
• 2026-04-29 Price Changed $325,999 VMLS
• 2026-04-25 Listed $309,999 VMLS
• 2026-03-09 Sold (Public Records) $190,000 Public Records

Property tax history

+7.8%/yr

Latest (2024): $1,531 · +3.3% YoY. Source: county tax records.