100 Ocean Springs Ave · Meridianville, AL 35773

$280,000

4 bd · 1.0 ba · 1,774 sqft · SingleFamily public records · 105 Days on market

Built 2022 0.25 ac lot Est $289k · at est. $13/mo HOA · 1% of rent ↓ 7% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Cash flow +7.9/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.2/10.0

Listing remarks

Discover this beautifully maintained 2022-built home located in the growing community of Toney. With convenient access to Huntsville, Madison, and Redstone Arsenal, you get comfort and connectivity. The property sits on a corner lot with a fully fenced backyard and a 10-foot gate, providing easy entry and plenty of space to enjoy. A screened sun porch and adjoining patio create the perfect setting for outdoor gatherings and relaxation. Inside, high ceilings and stylish Luxury flooring, wood burning fireplace creates a cozy space to savor. Relish in an allergy-friendly living, carpet-free environment. You'll adore the Sonos surround system making movie night a hit!! Call today to view!

Key facts

• Screened sun porch
• Adjoining patio
• Corner lot

Tags

• CORNER LOT
• FULLY FENCED BACKYARD
• SCREENED SUN PORCH
• ADJOINING PATIO
• WOOD BURNING FIREPLACE
• CARPET FREE ENVIRONMENT

Property features AI

Finance

• Other: Living area approximately 1,748 square feet
• HOA & community: Homeowners association with an annual fee of $150; Subdivision: Wood Trail

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Private sewer
• Home design: Single-family residence; One-story; Built in 2022; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Screened porch

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Wood-burning fireplace; Security system

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (38.2% below list).
• Recommended offer: $173k (38.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Lynn Fanning Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 772 students, 39% FRL); Meridianville Middle School (math 19% / reading 62%, grade F, #56 of 257 statewide, top 22%, 724 students, 45% FRL); Hazel Green High School (math 23% / reading 31%, grade F, #90 of 305 statewide, top 35%, 1,348 students, 42% FRL).
• Market conditions: 326 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (7%) 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 $173,094 (38.2% 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 105 days. Have you received any prior offers? Is the seller open to a 38% 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. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.61%
• DSCR: 0.79
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $289,162
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Ocean Springs Ave	0.00mi	4/2.0	1,748 (-2%)	1mo	$280,000	$160	93
106 Cedar Lake Rd Unit N/A	0.04mi	4/2.0	1,748 (-2%)	2mo	$281,000	$161	90
109 Ocean Springs Ave	0.05mi	3/2.0 (-1)	1,630 (-8%)	3mo	$265,000	$163	72
303 Cherokee Glen Ave	0.08mi	4/2.0	1,964 (+11%)	10mo	$284,900	$145	66
216 Pine Island Ave	0.10mi	3/2.0 (-1)	1,620 (-9%)	13mo	$288,107	$178	61
301 Cherokee Glen Ave	0.09mi	3/2.0 (-1)	1,620 (-9%)	15mo	$300,000	$185	60
118 Cedar Lake Rd	0.06mi	3/2.0 (-1)	1,620 (-9%)	16mo	$279,900	$173	60
306 Cherokee Glen Ave	0.12mi	4/3.0	1,964 (+11%)	10mo	$299,980	$153	60
204 Pine Island Ave	0.06mi	3/2.0 (-1)	1,620 (-9%)	17mo	$267,900	$165	60
120 Cedar Lake Rd	0.07mi	4/2.0	1,964 (+11%)	20mo	$294,900	$150	58
211 Pine Island Ave	0.05mi	3/2.0 (-1)	1,620 (-9%)	20mo	$264,900	$164	57

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: 21.0%
• Equity multiple: 2.70×
• Total profit: $133,184
• Equity at exit: $252,246

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $407,010
• Equity at exit: $543,978

Cash invested: $78,400 (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 35773

• Home prices YoY: 28.8%
• Active inventory: 326
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,731 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$70 /mo · $846/yr
• Insurance: −$117
• HOA: −$13
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-301

Break-even live

Break-even rent $2,112

Max offer price $226,820

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-222	+0% $-301	+5% $-380	+10% $-460
Rent	-10% $-438	-5% $-369	+0% $-301	+5% $-233	+10% $-164
Rate	-1.0pp $-160	-0.5pp $-230	base $-301	+0.5pp $-374	+1.0pp $-447

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Ocean Springs Ave Toney, AL	4.0	2.0	1748	$1,850	$1.06	45d	1	0.11mi
136 Ocean Springs Ave Toney, AL	4.0	2.0	1749	$1,775	$1.01	45d	1	0.21mi
109 Cottondale Rd Toney, AL	3.0	2.0	1280	$1,101	$0.86	45d	1	0.36mi
121 Balboa Rd Meridianville, AL	4.0	2.0	1863	$1,800	$0.97	45d	1	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 6 events

1. 2026-05-05
   status Pending
2. 2026-05-04
   status Active
3. 2026-04-01
   status Pending
4. 2026-03-09
   price $280,000
5. 2026-02-11
   price $295,000
6. 2025-12-17
   listed $300,000 Active

ⓘ 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: $846 · $70/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$302/yr (+$25/mo · 35.8%)

ⓘ 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 2/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,771
• − Mortgage interest: −$15,684
• − Property taxes: −$846
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − HOA: −$156
• − Depreciation: −$8,145
• Taxable loss: −$8,784
• Est. tax savings @ 24.0%: +$2,108
• After-tax cash flow: $-1,504/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

• City population: 30,710
• 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: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-6.7% since first listed

6 events — show timeline

• 2026-05-05 Pending — VMLS
• 2026-05-04 Relisted — VMLS
• 2026-04-01 Pending — VMLS
• 2026-03-09 Price Changed $280,000 VMLS
• 2026-02-11 Price Changed $295,000 VMLS
• 2025-12-17 Listed $300,000 VMLS

Property tax history

+9.4%/yr

Latest (2024): $846 · +9.4% YoY. Source: county tax records.