201 Cork Aly · Madison, AL 35758

$270,000

3 bd · 2.0 ba · 1,791 sqft · Townhouse public records · 80 Days on market

Built 2005 $151/sqft · 13% below area Est $309k · 13% under $60/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 +13.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Very nice townhome in Shamrock subdivision. End unit with a nice large side yard. Great storage space. Upstairs room has been used as a bedroom but could just as easily be a bonus room with attached full bath. Main level has master and a second bedroom each with their own bath. Fireplace is double sided to the living and dining rooms. Large (27x13) private patio/courtyard. Rear entry garage beyond the courtyard that you enter from Cork Alley. $2,000 carpet/paint allowance with acceptable offer

Key facts

• End unit
• Bonus room
• Storage space

Tags

• SHAMROCK SUBDIVISION
• END UNIT
• LARGE SIDE YARD
• STORAGE SPACE
• BONUS ROOM
• ATTACHED FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (33.6% below list).
• Recommended offer: $179k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 25 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).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $154k; list at $270k implies a 75% gain — meaningful room to come down on a strong offer.

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 $179,224 (33.6% 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 80 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.78%
• DSCR: 0.79
• GRM: 12.6

CMA / ARV

• ARV (median comp): $308,987
• List price: $270,000
• Delta: -12.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Maple Spring Trl	0.23mi	3/2.5	1,775 (-1%)	5mo	$264,470	$149	82
159 Protestant Dr	0.58mi	3/2.0	1,837 (+3%)	1mo	$288,650	$157	68
161 Protestant Dr	0.58mi	3/2.0	1,837 (+3%)	2mo	$283,400	$154	67
167 Protestant Dr	0.58mi	3/2.0	1,837 (+3%)	2mo	$282,150	$154	67
163 Protestant Dr	0.58mi	3/2.0	1,850 (+3%)	2mo	$270,000	$146	66
175 Protestant Dr	0.60mi	3/2.0	1,837 (+3%)	4mo	$269,515	$147	65
166 Little Britain St	0.61mi	3/2.0	1,850 (+3%)	4mo	$295,000	$159	63
179 Protestant Dr	0.61mi	3/2.0	1,850 (+3%)	4mo	$280,000	$151	63
184 Little Britain St	0.64mi	3/2.0	1,837 (+3%)	4mo	$266,745	$145	63
152 Maple Spring Trl	0.22mi	4/2.5 (+1)	1,969 (+10%)	5mo	$268,000	$136	62
185 Rugby Dr	0.69mi	3/2.0	1,850 (+3%)	1mo	$319,900	$173	62
166 Rugby Dr	0.64mi	3/2.0	1,837 (+3%)	5mo	$330,000	$180	62

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: 20.5%
• Equity multiple: 2.66×
• Total profit: $125,284
• Equity at exit: $243,237

10-year hold

• IRR: 18.4%
• Equity multiple: 6.01×
• Total profit: $379,059
• Equity at exit: $524,551

Cash invested: $75,600 (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: 12.6×

Monthly cashflow live

• Estimated rent: $1,792 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$129 /mo · $1,542/yr
• Insurance: −$112
• HOA: −$60
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-301

Break-even live

Break-even rent $2,173

Max offer price $216,814

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Cork Aly Madison, AL	3.0	3.0	1932	$1,775	$0.92	23d	1	0.12mi
315 Cork Aly Madison, AL	2.0	2.0	1500	$1,550	$1.03	14d	1	0.16mi
109 Maple Spring Trl Madison, AL	3.0	2.5	1775	$1,823	$1.03	23d	1	0.21mi
129 Royal Dr Madison, AL	3.0	2.5	1380	$1,870	$1.36	14d	4	0.27mi
139 Little Britain St Madison, AL	3.0	2.0	1850	$1,950	$1.05	23d	1	0.55mi
161 Protestant Dr Madison, AL	3.0	2.0	1837	$2,050	$1.12	23d	1	0.55mi
169 Protestant Dr Triana, AL	3.0	2.0	1837	$1,995	$1.09	43d	1	0.55mi
169 Protestant Dr Triana, AL	3.0	2.0	1837	$1,895	$1.03	23d	1	0.55mi
111 Little Britain St Madison, AL	3.0	2.0	1850	$1,850	$1.00	43d	1	0.57mi
169 Little Britain St Madison, AL	3.0	2.0	1850	$1,850	$1.00	23d	1	0.57mi
161 Little Britain St Madison, AL	3.0	2.0	1837	$1,850	$1.01	23d	1	0.57mi
159 Little Britain St Madison, AL	3.0	2.0	1837	$1,950	$1.06	14d	1	0.58mi
162 Rugby Dr Madison, AL	3.0	2.0	1850	$1,980	$1.07	43d	1	0.61mi
107 Little Britain ST Triana, AL	3.0	2.0	1837	$2,050	$1.12	43d	1	0.62mi
244 Kyser Blvd Madison, AL	1.0–3.0	1.5–2.0	1315	$1,729	$1.31	43d	23	0.70mi
133 Lewis Ln Madison, AL	3.0	2.0	1547	$1,945	$1.26	43d	1	0.74mi
128 Lewis Ln Madison, AL	3.0	2.0	1680	$1,700	$1.01	43d	1	0.76mi
130 Cresent Cir Madison, AL	3.0	2.0	1380	$1,500	$1.09	43d	1	0.77mi
130 Cresent Cir Madison, AL	3.0	2.0	1380	$1,500	$1.09	23d	1	0.77mi
85 Shorter St Madison, AL	3.0	1.0–3.0	1182	$1,799	$1.52	43d	13	0.84mi
350 Lime Quarry Rd Madison, AL	1.0–3.0	1.0–2.5	1137	$2,450	$2.15	43d	1	1.07mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	21d	1	1.28mi
515 Dunlop Blvd Huntsville, AL	1.0–3.0	1.0–2.0	1110	$1,674	$1.51	14d	32	1.38mi
425 Falls PT SW Unit 1 Madison, AL	3.0	3.0	1375	$1,615	$1.17	43d	1	1.46mi
128 Michli Rd Madison, AL	2.0	3.0	1564	$1,550	$0.99	43d	1	1.49mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 22 events

1. 2026-06-18
   days on market $270,000 Active 80 DOM
2. 2026-06-17
   price $270,000 Active 79 DOM
3. 2026-06-17
   days on market $280,000 Active 79 DOM
4. 2026-06-16
   days on market $280,000 Active 78 DOM
5. 2026-06-15
   days on market $280,000 Active 77 DOM
6. 2026-06-14
   days on market $280,000 Active 75 DOM
7. 2026-06-10
   days on market $280,000 Active 72 DOM
8. 2026-06-09
   days on market $280,000 Active 71 DOM
9. 2026-06-08
   days on market $280,000 Active 70 DOM
10. 2026-06-07
    days on market $280,000 Active 69 DOM
11. 2026-06-03
    days on market $280,000 Active 65 DOM
12. 2026-06-02
    days on market $280,000 Active 64 DOM
13. 2026-06-01
    days on market $280,000 Active 63 DOM
14. 2026-05-31
    days on market $280,000 Active 62 DOM
15. 2026-05-30
    days on market $280,000 Active 61 DOM
16. 2026-03-30
    listed $280,000 Active 498-char remark

    Show marketing remark (498 chars)

    Very nice townhome in Shamrock subdivision. End unit with a nice large side yard. Great storage space. Upstairs room has been used as a bedroom but could just as easily be a bonus room with attached full bath. Main level has master and a second bedroom each with their own bath. Fireplace is double sided to the living and dining rooms. Large (27x13) private patio/courtyard. Rear entry garage beyond the courtyard that you enter from Cork Alley. $2,000 carpet/paint allowance with acceptable offer

17. 2017-04-25
    soldstatus $154,009
18. 2017-04-21
    soldstatus $154,000 623-char remark

    Show marketing remark (623 chars)

    END UNIT townhome nestled in the heart of Madison! This beautiful home features a main level master & guest room, new flooring throughout, double sided gas fireplace, large kitchen w/ ample prep space, private courtyard style back patio, rear entry garage, & more! BONUS: You won't believe the amount of storage space! Upstairs bonus room has a large closet that spans the width of the whole room! Conveniently located just minutes from I-565, Redstone Arsenal, Bridgestreet Town Centre, & area stores, you'll be able to enjoy a quiet neighborhood feel, but but be close to everything! 1 year warranty included!

19. 2016-11-10
    listed $154,900 623-char remark

    Show marketing remark (623 chars)

    END UNIT townhome nestled in the heart of Madison! This beautiful home features a main level master & guest room, new flooring throughout, double sided gas fireplace, large kitchen w/ ample prep space, private courtyard style back patio, rear entry garage, & more! BONUS: You won't believe the amount of storage space! Upstairs bonus room has a large closet that spans the width of the whole room! Conveniently located just minutes from I-565, Redstone Arsenal, Bridgestreet Town Centre, & area stores, you'll be able to enjoy a quiet neighborhood feel, but but be close to everything! 1 year warranty included!

20. 2013-08-30
    soldstatus $147,000
21. 2013-08-29
    soldstatus $147,000
22. 2013-03-21
    listed $169,900

ⓘ 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: $1,542 · $129/mo
• Projected year-2 tax: $1,542 · $129/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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,507
• − Mortgage interest: −$15,124
• − Property taxes: −$1,542
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − HOA: −$720
• − Depreciation: −$7,855
• Taxable loss: −$8,525
• Est. tax savings @ 24.0%: +$2,046
• After-tax cash flow: $-1,567/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

+64.8% since first listed

7 events — show timeline

• 2026-03-30 Listed $280,000 VMLS
• 2017-04-25 Sold (Public Records) $154,009 Public Records
• 2017-04-21 Sold (MLS) $154,000 VMLS
• 2016-11-10 Listed $154,900 VMLS
• 2013-08-30 Sold (Public Records) $147,000 Public Records
• 2013-08-29 Sold (MLS) $147,000 VMLS
• 2013-03-21 Listed $169,900 VMLS

Property tax history

+7.1%/yr

Latest (2024): $1,542 · +2.5% YoY. Source: county tax records.