327 Shady Ln · Meridianville, AL 35750

$236,000

4 bd · 1.0 ba · 1,273 sqft · SingleFamily public records · 2 Days on market

Built 2003 0.34 ac lot Est $223k · 6% over

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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).

• Cash flow +10.8/30.0
• Appreciation +10.0/10.0
• ARV discount +4.8/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks MLS

FULL BRICK, 4 BED AND 2 BATH HOME. KITCHEN WITH NEW COUNTERS AND FLOORING OPENS TO THE BREAKFAST AREA. INVITING LIVING ROOM WITH NEW FLOORING. 2 FULL BATHS WITH ONE IN THE ISOLATED MASTER SUITE. COVERED FRONT PORCH WITH FENCED BACKYARD WITH PATIO.

Key facts

• Full brick
• Open layout
• Brick construction

Tags

• FULL BRICK
• OPEN LAYOUT
• BRICK CONSTRUCTION

Property features AI

Finance

• HOA & community: No association; Subdivision: Metes And Bounds

Exterior

• Parking: Attached garage
• Utilities: Public water; Electric heating and central cooling
• Home design: Single-family residence; Built in 2003; Brick and vinyl siding exterior; Slab foundation
• Construction: One-story; Brick and vinyl siding construction; Slab foundation; Built in 2003
• Exterior features: Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Electric heating
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-110 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (27.8% below list).
• Recommended offer: $170k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.6% in Meridianville — 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 65/100 on livability (#118 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• 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: 260 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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.
• Current owner paid $150k; list at $236k implies a 57% 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 $170,486 (27.8% 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. 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?
4. 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.
5. 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.
6. 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: 0.72% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $222,775
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
339 Shady Ln	0.03mi	4/2.0	1,300 (+2%)	3mo	$212,000	$163	89
321 Shady Ln	0.02mi	3/2.0 (-1)	1,263 (-1%)	8mo	$196,310	$155	82
509 Shady Ln	0.28mi	3/2.0 (-1)	1,343 (+6%)	16mo	$237,000	$176	56
202 Travis Dr	0.40mi	3/2.0 (-1)	1,085 (-15%)	12mo	$189,900	$175	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.84×
• Total profit: $121,445
• Equity at exit: $212,607

10-year hold

• IRR: 20.4%
• Equity multiple: 6.49×
• Total profit: $362,983
• Equity at exit: $458,496

Cash invested: $66,080 (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 35750

• Home prices YoY: 8.2%
• Active inventory: 260
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$1,238
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-110

Break-even live

Break-even rent $1,844

Max offer price $216,569

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-43	+0% $-110	+5% $-177	+10% $-244
Rent	-10% $-245	-5% $-177	+0% $-110	+5% $-43	+10% $25
Rate	-1.0pp $9	-0.5pp $-50	base $-110	+0.5pp $-171	+1.0pp $-233

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: $59,000
• Closing costs: $7,080
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Jude Ln Hazel Green, AL	3.0	2.0	1720	$1,823	$1.06	25d	1	0.86mi
170 Stafford Rd Hazel Green, AL	3.0	2.0	1068	$1,350	$1.26	25d	1	1.42mi
166 Stafford Rd Hazel Green, AL	3.0	2.0	1300	$1,450	$1.12	45d	1	1.43mi

Listing history 2 events

1. 2026-06-22
   remarks 319-char remark
2. 2026-06-22
   listed $236,000 Active 2 DOM

ⓘ 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: $1,451 · $121/mo
• Projected year-2 tax: $1,451 · $121/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $20,458
• − Mortgage interest: −$13,220
• − Property taxes: −$1,451
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$6,865
• Taxable loss: −$5,531
• Est. tax savings @ 24.0%: +$1,327
• After-tax cash flow: $7/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 — Meridianville

• Score: 65/100
• State rank: #118
• US rank: #12516

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 14,103
• Metro: Huntsville, AL
• Population (ZIP): 13,413
• Household income: $68,389
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 162.0

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 (71%)
• Race & ethnicity: White 71% Black 19% Asian 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Korean 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: ▲ 33.59%
• Current HPI: 444.7418
• Rent YoY: —
• 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

+118.7% since first listed

10 events — show timeline

• 2026-06-19 Listed $236,000 VMLS
• 2021-04-22 Sold (Public Records) $150,000 Public Records
• 2021-04-14 Sold (MLS) $150,000 VMLS
• 2021-03-03 Contingent — VMLS
• 2021-02-25 Delisted — VMLS
• 2021-01-22 Contingent — VMLS
• 2021-01-21 Listed $150,000 VMLS
• 2012-09-18 Sold (Public Records) $107,900 Public Records
• 2012-09-17 Sold (MLS) $107,900 VMLS
• 2012-06-13 Listed $107,900 VMLS

Property tax history

+16.6%/yr

Latest (2024): $1,451 · +0.0% YoY. Source: county tax records.