116 Bridle Trace Ln · Madison, AL 35758

$279,900

3 bd · 1.0 ba · 1,438 sqft · MultiFamily public records · 172 Days on market

Built 1987 $195/sqft · 6% above area Est $271k · at est. $80/mo HOA · 5% of rent

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Why this score? — see what drove the B 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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +6.8/10.0
• ARV discount +6.0/15.0
• 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 Home to this beautifully updated 3-bedroom, 2-bath garden home, perfectly situated near City Schools, Redstone Arsenal, Bridge Street, UAH, Research Park, Huntsville Airport, and more! Step inside to discover a long list of thoughtful upgrades, including new windows, new LVP flooring, a remodeled staircase, and refreshed bathrooms featuring new tile flooring, new vanities, and a spacious walk-in tile shower in the master suite. The kitchen shines with new granite countertops and stainless-steel appliances, while French doors lead you to a lovely patio and yard—ideal for relaxing or entertaining. Upstairs, you’ll find two additional bedrooms, a full bath, and a convenient walk-in storage closet. The HOA takes care of all yard maintenance and trash removal, leaving you free to enjoy the community’s inviting pool, clubhouse, and beautifully maintained common grounds just a short stroll away.

Key facts

• New tile flooring
• Remodeled staircase
• Refreshed bathrooms

Tags

• UPDATED GARDEN HOME
• NEW WINDOWS
• NEW LVP FLOORING
• REMODELED STAIRCASE
• REFRESHED BATHROOMS
• NEW TILE FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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 $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.
• At projected returns (10.0% appreciation + 1.6% rent growth), your $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• 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 172 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.18% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (median comp): $271,037
• List price: $279,900
• Delta: 3.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.0%
• Equity multiple: 3.49×
• Total profit: $195,175
• Equity at exit: $252,156

10-year hold

• IRR: 27.2%
• Equity multiple: 7.74×
• Total profit: $528,609
• Equity at exit: $543,784

Cash invested: $78,372 (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: 14.1×

Monthly cashflow live

• Estimated rent: $3,302 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$117
• HOA: −$80
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $744

Break-even live

Break-even rent $2,360

Max offer price $279,900

Occupancy floor 72%

Sensitivity live

Price	-10% $902	-5% $823	+0% $744	+5% $665	+10% $585
Rent	-10% $483	-5% $613	+0% $744	+5% $874	+10% $1,005
Rate	-1.0pp $885	-0.5pp $815	base $744	+0.5pp $671	+1.0pp $598

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,302
Total (2 units)			$3,302

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Arch St Pl Madison, AL	1.0–2.0	1.0–2.0	838	$1,706	$2.03	14d	20	0.06mi
105 Browns Ridge Ln Unit 1 Madison, AL	2.0	2.0	984	$1,250	$1.27	24d	1	0.08mi
202 High Rd Madison, AL	3.0	2.5	1759	$2,375	$1.35	24d	1	0.20mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$2,157	$1.88	14d	18	0.36mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,445	$1.10	14d	11	0.41mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$2,199	$1.59	14d	31	0.51mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	24d	1	0.83mi
403 Oakland Rd Madison, AL	2.0	2.5	1165	$1,295	$1.11	44d	1	0.85mi
194 Shelton Rd Madison, AL	2.0	1.0–2.0	729	$1,149	$1.58	14d	9	0.89mi
124 Westscott Dr Madison, AL	2.0	2.0	994	$1,025	$1.03	21d	1	0.94mi
103 Betty Garrett Dr Madison, AL	4.0	2.0	1537	$2,600	$1.69	44d	1	0.96mi
112 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,049	$1.11	44d	1	0.97mi
121 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,000	$1.09	44d	1	0.99mi
111 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	44d	1	1.00mi
115 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,090	$1.14	24d	1	1.00mi
101 Springfield Ln Madison, AL	3.0	2.0	1640	$2,350	$1.43	44d	1	1.03mi
104 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	44d	1	1.05mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	44d	1	1.18mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,544	$1.59	14d	77	1.23mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	44d	1	1.33mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	44d	1	1.47mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	44d	1	1.47mi
100 River Oaks Dr Madison, AL	3.0	2.0	1126	$1,600	$1.42	24d	1	1.48mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: trashlandscapingpool

Listing history 24 events

1. 2026-06-15
   days on market $279,900 Active 172 DOM
2. 2026-06-14
   days on market $279,900 Active 170 DOM
3. 2026-06-10
   days on market $279,900 Active 167 DOM
4. 2026-06-09
   days on market $279,900 Active 166 DOM
5. 2026-06-08
   days on market $279,900 Active 165 DOM
6. 2026-06-07
   days on market $279,900 Active 164 DOM
7. 2026-06-03
   days on market $279,900 Active 160 DOM
8. 2026-06-02
   days on market $279,900 Active 159 DOM
9. 2026-06-01
   days on market $279,900 Active 158 DOM
10. 2026-05-31
    days on market $279,900 Active 157 DOM
11. 2026-05-30
    days on market $279,900 Active 156 DOM
12. 2026-04-13
    status Active 927-char remark

    Show marketing remark (927 chars)

    Welcome Home to this beautifully updated 3-bedroom, 2-bath garden home, perfectly situated near City Schools, Redstone Arsenal, Bridge Street, UAH, Research Park, Huntsville Airport, and more! Step inside to discover a long list of thoughtful upgrades, including new windows, new LVP flooring, a remodeled staircase, and refreshed bathrooms featuring new tile flooring, new vanities, and a spacious walk-in tile shower in the master suite. The kitchen shines with new granite countertops and stainless-steel appliances, while French doors lead you to a lovely patio and yard—ideal for relaxing or entertaining. Upstairs, you’ll find two additional bedrooms, a full bath, and a convenient walk-in storage closet. The HOA takes care of all yard maintenance and trash removal, leaving you free to enjoy the community’s inviting pool, clubhouse, and beautifully maintained common grounds just a short stroll away.

13. 2026-03-24
    status Pending 927-char remark

    Show marketing remark (927 chars)

    Welcome Home to this beautifully updated 3-bedroom, 2-bath garden home, perfectly situated near City Schools, Redstone Arsenal, Bridge Street, UAH, Research Park, Huntsville Airport, and more! Step inside to discover a long list of thoughtful upgrades, including new windows, new LVP flooring, a remodeled staircase, and refreshed bathrooms featuring new tile flooring, new vanities, and a spacious walk-in tile shower in the master suite. The kitchen shines with new granite countertops and stainless-steel appliances, while French doors lead you to a lovely patio and yard—ideal for relaxing or entertaining. Upstairs, you’ll find two additional bedrooms, a full bath, and a convenient walk-in storage closet. The HOA takes care of all yard maintenance and trash removal, leaving you free to enjoy the community’s inviting pool, clubhouse, and beautifully maintained common grounds just a short stroll away.

14. 2026-03-04
    price $279,900 927-char remark

    Show marketing remark (927 chars)

    Welcome Home to this beautifully updated 3-bedroom, 2-bath garden home, perfectly situated near City Schools, Redstone Arsenal, Bridge Street, UAH, Research Park, Huntsville Airport, and more! Step inside to discover a long list of thoughtful upgrades, including new windows, new LVP flooring, a remodeled staircase, and refreshed bathrooms featuring new tile flooring, new vanities, and a spacious walk-in tile shower in the master suite. The kitchen shines with new granite countertops and stainless-steel appliances, while French doors lead you to a lovely patio and yard—ideal for relaxing or entertaining. Upstairs, you’ll find two additional bedrooms, a full bath, and a convenient walk-in storage closet. The HOA takes care of all yard maintenance and trash removal, leaving you free to enjoy the community’s inviting pool, clubhouse, and beautifully maintained common grounds just a short stroll away.

15. 2026-01-13
    price $285,000 927-char remark

    Show marketing remark (927 chars)

    Welcome Home to this beautifully updated 3-bedroom, 2-bath garden home, perfectly situated near City Schools, Redstone Arsenal, Bridge Street, UAH, Research Park, Huntsville Airport, and more! Step inside to discover a long list of thoughtful upgrades, including new windows, new LVP flooring, a remodeled staircase, and refreshed bathrooms featuring new tile flooring, new vanities, and a spacious walk-in tile shower in the master suite. The kitchen shines with new granite countertops and stainless-steel appliances, while French doors lead you to a lovely patio and yard—ideal for relaxing or entertaining. Upstairs, you’ll find two additional bedrooms, a full bath, and a convenient walk-in storage closet. The HOA takes care of all yard maintenance and trash removal, leaving you free to enjoy the community’s inviting pool, clubhouse, and beautifully maintained common grounds just a short stroll away.

16. 2025-12-05
    listed $290,000 Active 927-char remark

    Show marketing remark (927 chars)

    Welcome Home to this beautifully updated 3-bedroom, 2-bath garden home, perfectly situated near City Schools, Redstone Arsenal, Bridge Street, UAH, Research Park, Huntsville Airport, and more! Step inside to discover a long list of thoughtful upgrades, including new windows, new LVP flooring, a remodeled staircase, and refreshed bathrooms featuring new tile flooring, new vanities, and a spacious walk-in tile shower in the master suite. The kitchen shines with new granite countertops and stainless-steel appliances, while French doors lead you to a lovely patio and yard—ideal for relaxing or entertaining. Upstairs, you’ll find two additional bedrooms, a full bath, and a convenient walk-in storage closet. The HOA takes care of all yard maintenance and trash removal, leaving you free to enjoy the community’s inviting pool, clubhouse, and beautifully maintained common grounds just a short stroll away.

17. 2023-10-24
    soldstatus $245,000
18. 2023-10-17
    soldstatus $245,000 Sold 453-char remark

    Show marketing remark (453 chars)

    Awesome 3 bedroom garden home conveniently located near RSA, Bridge Street, UAH, Research Park, Airport and more! Main level master suite and large living area. Open floor plan with dining area. New carpet throughout. French doors open to patio and yard. Two bedrooms and full bath with walk-in storage closet are located on second level. One car garage. Club House, pool, yard maintenance, common grounds and trash removal are included in HOA.

19. 2023-10-03
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Awesome 3 bedroom garden home conveniently located near RSA, Bridge Street, UAH, Research Park, Airport and more! Main level master suite and large living area. Open floor plan with dining area. New carpet throughout. French doors open to patio and yard. Two bedrooms and full bath with walk-in storage closet are located on second level. One car garage. Club House, pool, yard maintenance, common grounds and trash removal are included in HOA.

20. 2023-08-26
    listed $258,800 Active 453-char remark

    Show marketing remark (453 chars)

    Awesome 3 bedroom garden home conveniently located near RSA, Bridge Street, UAH, Research Park, Airport and more! Main level master suite and large living area. Open floor plan with dining area. New carpet throughout. French doors open to patio and yard. Two bedrooms and full bath with walk-in storage closet are located on second level. One car garage. Club House, pool, yard maintenance, common grounds and trash removal are included in HOA.

21. 2017-10-24
    soldstatus $110,000
22. 2017-10-15
    soldstatus $110,000
23. 2016-11-13
    listed $119,900
24. 2006-03-27
    soldstatus $223,000

ⓘ 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: $2,403 · $200/mo
• Projected year-2 tax: $2,403 · $200/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 · 20 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: $39,624
• − Mortgage interest: −$15,679
• − Property taxes: −$2,403
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,170
• − Management: −$3,170
• − HOA: −$960
• − Depreciation: −$8,143
• Taxable income: $4,701
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $7,799/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

+25.5% since first listed

13 events — show timeline

• 2026-04-13 Relisted — SAARMLS
• 2026-03-24 Pending — SAARMLS
• 2026-03-04 Price Changed $279,900 SAARMLS
• 2026-01-13 Price Changed $285,000 SAARMLS
• 2025-12-05 Listed $290,000 SAARMLS
• 2023-10-24 Sold (Public Records) $245,000 Public Records
• 2023-10-17 Sold (MLS) $245,000 VMLS
• 2023-10-03 Pending — VMLS
• 2023-08-26 Listed $258,800 VMLS
• 2017-10-24 Sold (Public Records) $110,000 Public Records
• 2017-10-15 Sold (MLS) $110,000 VMLS
• 2016-11-13 Listed $119,900 VMLS
• 2006-03-27 Sold (Public Records) $223,000 Public Records

Property tax history

+5.4%/yr

Latest (2024): $2,403 · +0.0% YoY. Source: county tax records.