222 Saint Louis St · Madison, AL 35758

$569,000

4 bd · 2.0 ba · 2,248 sqft · SingleFamily public records · 351 Days on market

Built 2019 4,791 sqft lot $253/sqft · 6% below area Est $605k · 6% under $67/mo HOA · 3% 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).

• ARV discount +10.2/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Cash flow +4.5/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The epitome of convenience and modern living in this exquisite 4 bedroom, 3 bathroom home situated in the desired neighborhood of Town Madison, conveniently positioned between Madison and Huntsville. Uniquely located within walking distance to the Trash Panda baseball stadium, restaurants, a pristine community pool, gym, and clubhouse. Impeccably designed featuring 10 ft ceilings, three fireplaces, no carpet throughout, screened in back porch, multiple living spaces perfect for entertaining. With its location within the sought after Madison City School District, this home not only provides superior comfort, but convenience. Embrace the opportunity to call this exceptional property home!

Key facts

• Community pool
• 4,791 sq ft lot
• 2 garage spots

Tags

• COMMUNITY POOL
• MADISON CITY SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $569k.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $309k (45.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (53.4% below list).
• Recommended offer: $265k (53.4% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 2.6% in Madison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $61k of equity ($4k loan paydown + $57k 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 ~$98k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($501k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $31k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $265,398 (53.4% 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 351 days. Have you received any prior offers? Is the seller open to a 53% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.47% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.11%
• DSCR: 0.51
• GRM: 17.9

CMA / ARV

• ARV (median comp): $604,975
• List price: $569,000
• Delta: -5.95%
• 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
101 Montrose Dr	0.15mi	4/2.5	2,253 (+0%)	9mo	$370,000	$164	84
308 Saint Louis St	0.12mi	4/3.0	2,248 (0%)	15mo	$697,900	$310	78
122 Heritage Ln	0.19mi	3/2.0 (-1)	2,189 (-3%)	9mo	$409,000	$187	74
146 Canterbury Dr	0.20mi	3/2.0 (-1)	2,081 (-7%)	3mo	$366,900	$176	71
89 Clearbrook Ct	0.25mi	4/2.5	2,368 (+5%)	9mo	$410,000	$173	70
390 Saint Louis St	0.52mi	4/2.0	2,178 (-3%)	2mo	$600,000	$275	69
615 Town Madison Blvd	0.20mi	4/3.5	2,535 (+13%)	6mo	$590,000	$233	59
372 Saint Louis St	0.44mi	3/2.5 (-1)	2,225 (-1%)	15mo	$579,900	$261	59
128 Canterbury Dr	0.28mi	3/2.0 (-1)	1,985 (-12%)	9mo	$375,000	$189	55
126 Compass Point Dr	0.70mi	3/2.5 (-1)	2,357 (+5%)	1mo	$428,500	$182	51
130 Canterbury Dr	0.27mi	3/2.0 (-1)	2,570 (+14%)	14mo	$438,000	$170	47
134 Canterbury Dr	0.25mi	3/2.0 (-1)	1,971 (-12%)	20mo	$350,000	$178	46

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: 16.2%
• Equity multiple: 2.33×
• Total profit: $212,052
• Equity at exit: $512,600

10-year hold

• IRR: 15.4%
• Equity multiple: 5.34×
• Total profit: $690,798
• Equity at exit: $1,105,442

Cash invested: $159,320 (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: 17.9×

Monthly cashflow live

• Estimated rent: $2,654 high
• Mortgage (P&I): −$2,984
• Tax from tax record: −$283 /mo · $3,399/yr
• Insurance: −$237
• HOA: −$67
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $-1,475

Break-even live

Break-even rent $4,521

Max offer price $308,501

Occupancy floor —

Sensitivity live

Price	-10% $-1,153	-5% $-1,314	+0% $-1,475	+5% $-1,636	+10% $-1,797
Rent	-10% $-1,684	-5% $-1,579	+0% $-1,475	+5% $-1,370	+10% $-1,265
Rate	-1.0pp $-1,188	-0.5pp $-1,330	base $-1,475	+0.5pp $-1,622	+1.0pp $-1,772

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: $142,250
• Closing costs: $17,070
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Napolean Ave Madison, AL	4.0	3.5	2761	$3,650	$1.32	24d	1	0.13mi
107 Poydras St Madison, AL	3.0	2.0	2457	$3,450	$1.40	22d	1	0.16mi
153 Canterbury Dr Madison, AL	3.0	2.0	1730	$1,950	$1.13	22d	1	0.24mi
531 Town Madison Blvd Madison, AL	3.0	2.5	2332	$3,195	$1.37	45d	1	0.26mi
118 Canterbury Dr Madison, AL	3.0	2.0	2031	$2,300	$1.13	45d	1	0.33mi
102 W Lake Cir Madison, AL	3.0	2.5	2150	$1,700	$0.79	15d	1	0.35mi
515 Dunlop Blvd Huntsville, AL	1.0–3.0	1.0–2.0	1110	$1,674	$1.51	15d	32	0.81mi
102 Spinnaker Ridge Dr SW Huntsville, AL	3.0	2.5	2150	$2,100	$0.98	45d	1	0.92mi
350 Lime Quarry Rd Madison, AL	1.0–3.0	1.0–2.5	1137	$2,450	$2.15	45d	1	1.07mi
103 Rainwood Dr SW Huntsville, AL	4.0	2.5	2155	$2,400	$1.11	45d	1	1.20mi
119 Windsor Hill Rd SW Unit 119 Huntsville, AL	3.0	2.5	1768	$1,800	$1.02	24d	1	1.30mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	45d	1	1.38mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: trashpoolgym

Listing history 24 events

1. 2026-06-10
   days on market $569,000 Active 351 DOM
2. 2026-06-09
   days on market $569,000 Active 350 DOM
3. 2026-06-08
   days on market $569,000 Active 349 DOM
4. 2026-06-07
   pricedays on market $569,000 Active 348 DOM
5. 2026-06-02
   days on market $569,900 Active 346 DOM
6. 2026-06-01
   days on market $569,900 Active 345 DOM
7. 2026-05-31
   remarks 699-char remark
8. 2026-05-31
   price $569,900 Active 344 DOM
9. 2026-03-20
   price $579,000 695-char remark

   Show marketing remark (695 chars)

   The epitome of convenience and modern living in this exquisite 4 bedroom, 3 bathroom home situated in the desired neighborhood of Town Madison, conveniently positioned between Madison and Huntsville. Uniquely located within walking distance to the Trash Panda baseball stadium, restaurants, a pristine community pool, gym, and clubhouse. Impeccably designed featuring 10 ft ceilings, three fireplaces, no carpet throughout, screened in back porch, multiple living spaces perfect for entertaining. With its location within the sought after Madison City School District, this home not only provides superior comfort, but convenience. Embrace the opportunity to call this exceptional property home!

10. 2026-03-14
    price $585,000 695-char remark

    Show marketing remark (695 chars)

    The epitome of convenience and modern living in this exquisite 4 bedroom, 3 bathroom home situated in the desired neighborhood of Town Madison, conveniently positioned between Madison and Huntsville. Uniquely located within walking distance to the Trash Panda baseball stadium, restaurants, a pristine community pool, gym, and clubhouse. Impeccably designed featuring 10 ft ceilings, three fireplaces, no carpet throughout, screened in back porch, multiple living spaces perfect for entertaining. With its location within the sought after Madison City School District, this home not only provides superior comfort, but convenience. Embrace the opportunity to call this exceptional property home!

11. 2026-02-20
    price $589,900 695-char remark

    Show marketing remark (695 chars)

    The epitome of convenience and modern living in this exquisite 4 bedroom, 3 bathroom home situated in the desired neighborhood of Town Madison, conveniently positioned between Madison and Huntsville. Uniquely located within walking distance to the Trash Panda baseball stadium, restaurants, a pristine community pool, gym, and clubhouse. Impeccably designed featuring 10 ft ceilings, three fireplaces, no carpet throughout, screened in back porch, multiple living spaces perfect for entertaining. With its location within the sought after Madison City School District, this home not only provides superior comfort, but convenience. Embrace the opportunity to call this exceptional property home!

12. 2025-10-23
    price $599,000 695-char remark

    Show marketing remark (695 chars)

    The epitome of convenience and modern living in this exquisite 4 bedroom, 3 bathroom home situated in the desired neighborhood of Town Madison, conveniently positioned between Madison and Huntsville. Uniquely located within walking distance to the Trash Panda baseball stadium, restaurants, a pristine community pool, gym, and clubhouse. Impeccably designed featuring 10 ft ceilings, three fireplaces, no carpet throughout, screened in back porch, multiple living spaces perfect for entertaining. With its location within the sought after Madison City School District, this home not only provides superior comfort, but convenience. Embrace the opportunity to call this exceptional property home!

13. 2025-06-19
    listed $599,900 Active 695-char remark

    Show marketing remark (695 chars)

    The epitome of convenience and modern living in this exquisite 4 bedroom, 3 bathroom home situated in the desired neighborhood of Town Madison, conveniently positioned between Madison and Huntsville. Uniquely located within walking distance to the Trash Panda baseball stadium, restaurants, a pristine community pool, gym, and clubhouse. Impeccably designed featuring 10 ft ceilings, three fireplaces, no carpet throughout, screened in back porch, multiple living spaces perfect for entertaining. With its location within the sought after Madison City School District, this home not only provides superior comfort, but convenience. Embrace the opportunity to call this exceptional property home!

14. 2024-05-29
    price $599,900
15. 2024-05-07
    price $609,000
16. 2024-04-10
    price $614,900
17. 2021-09-01
    soldstatus $505,000
18. 2021-08-27
    soldstatus $505,000 Sold
19. 2021-07-30
    historical Contingent
20. 2021-07-27
    listed $500,000 Active
21. 2020-06-05
    soldstatus $429,900 Sold
22. 2020-05-01
    status Pending
23. 2020-04-19
    listed $429,900 Active
24. 2019-09-24
    listed $399,900

ⓘ 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: $3,399 · $283/mo
• Projected year-2 tax: $3,399 · $283/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,848
• − Mortgage interest: −$31,873
• − Property taxes: −$3,399
• − Insurance: −$2,845
• − Repairs & maintenance: −$2,548
• − Management: −$2,548
• − HOA: −$804
• − Depreciation: −$16,553
• Taxable loss: −$28,722
• Est. tax savings @ 24.0%: +$6,893
• After-tax cash flow: $-10,802/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

+44.8% since first listed

16 events — show timeline

• 2026-03-20 Price Changed $579,000 VMLS
• 2026-03-14 Price Changed $585,000 VMLS
• 2026-02-20 Price Changed $589,900 VMLS
• 2025-10-23 Price Changed $599,000 VMLS
• 2025-06-19 Listed $599,900 VMLS
• 2024-05-29 Price Changed $599,900 VMLS
• 2024-05-07 Price Changed $609,000 VMLS
• 2024-04-10 Price Changed $614,900 VMLS
• 2021-09-01 Sold (Public Records) $505,000 Public Records
• 2021-08-27 Sold (MLS) $505,000 VMLS
• 2021-07-30 Contingent — VMLS
• 2021-07-27 Listed $500,000 VMLS
• 2020-06-05 Sold (MLS) $429,900 VMLS
• 2020-05-01 Pending — VMLS
• 2020-04-19 Listed $429,900 VMLS
• 2019-09-24 Listed $399,900 VMLS

Property tax history

+3.2%/yr

Latest (2024): $3,399 · +3.2% YoY. Source: county tax records.