103 Sleepy Hollow Ln · Madison, AL 35758

$307,000

3 bd · 1.0 ba · 1,820 sqft · SingleFamily public records · 3 Days on market

Built 1991 10,454 sqft lot Est $340k · 10% under

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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 +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Full brick ranch style home in Madison. 3 bedroom, 2 bathroom with large family room with vaulted ceiling and rock fireplace. Formal dining room. Bay window in breakfast nook. Fenced backyard with covered patio. Short walk to neighborhood park.

Key facts

• Formal dining room
• Fenced in backyard
• Open floorplan

Tags

• FENCED IN BACKYARD
• STONE FIREPLACE
• FORMAL DINING ROOM
• OPEN FLOORPLAN
• COVERED PATIO
• GORGEOUS PERGOLA

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Homestead

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1991
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Public sewer; Lot is approximately 0.24 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $307k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (16.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (34.1% below list).
• Recommended offer: $202k (34.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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+, crime B+; 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.
• Zoned schools: Columbia Elementary School (math 52% / reading 77%, grade B, #43 of 627 statewide, top 7%, 784 students, 23% FRL); Discovery Middle School (math 46% / reading 69%, grade B, #13 of 257 statewide, top 5%, 1,334 students, 25% FRL); Bob Jones High School (math 53% / reading 51%, grade D+, #11 of 305 statewide, top 4%, 1,920 students, 24% FRL).
• Market conditions: Rents rising (+1.6%/yr); 390 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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 $218k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $202,229 (34.1% 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 5.15%
• Cash-on-cash: -4.08%
• DSCR: 0.82
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $340,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Sleepy Hollow Ln	0.04mi	4/2.0 (+1)	1,942 (+7%)	5mo	$327,500	$169	73
105 Prairie Ct	0.11mi	3/2.0	1,653 (-9%)	4mo	$300,000	$181	73
117 Sleepy Hollow Ln	0.10mi	3/2.0	1,567 (-14%)	8mo	$293,000	$187	61
113 Tumbleweed Dr	0.09mi	4/2.0 (+1)	2,007 (+10%)	10mo	$337,500	$168	61
107 Bitterweed Ct	0.28mi	3/2.5	1,684 (-8%)	10mo	$289,135	$172	60
248 Haystack Dr	0.64mi	3/2.0	1,761 (-3%)	1mo	$444,700	$253	60
104 Patra Dr	0.66mi	3/2.0	1,778 (-2%)	3mo	$300,000	$169	59
240 Haystack Dr	0.67mi	3/2.0	1,761 (-3%)	1mo	$439,900	$250	58
102 Medicine Bend Ct	0.21mi	4/2.5 (+1)	2,060 (+13%)	1mo	$400,000	$194	56
102 Wildweed Ct	0.34mi	3/2.0	1,564 (-14%)	1mo	$310,000	$198	56
242 Haystack Dr	0.66mi	3/2.0	1,761 (-3%)	8mo	$439,900	$250	53
102 Appaloosa Ct	0.61mi	4/2.0 (+1)	2,045 (+12%)	7mo	$324,000	$158	36

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: 21.0%
• Equity multiple: 2.69×
• Total profit: $145,640
• Equity at exit: $276,570

10-year hold

• IRR: 18.8%
• Equity multiple: 6.09×
• Total profit: $437,836
• Equity at exit: $596,433

Cash invested: $85,960 (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: 390
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$1,610
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-292

Break-even live

Break-even rent $2,392

Max offer price $255,413

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-205	+0% $-292	+5% $-379	+10% $-466
Rent	-10% $-452	-5% $-372	+0% $-292	+5% $-212	+10% $-132
Rate	-1.0pp $-137	-0.5pp $-214	base $-292	+0.5pp $-372	+1.0pp $-453

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Tumbleweed Dr Madison, AL	4.0	2.0	2010	$2,450	$1.22	15d	1	0.10mi
649 Gooch Ln Madison, AL	4.0	2.0	1913	$2,061	$1.08	45d	1	0.14mi
110 Wildweed Ct Madison, AL	3.0	2.0	1481	$1,750	$1.18	45d	1	0.35mi
333 Hay Rake Dr Madison, AL	3.0	2.5	2047	$2,200	$1.07	15d	1	0.61mi
333 Hay Rake Dr Unit 1 Madison, AL	3.0	3.0	2047	$2,200	$1.07	25d	1	0.62mi
1150 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1020	$1,616	$1.58	22d	50	0.63mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1905	$2,050	$1.08	25d	1	0.80mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1906	$2,050	$1.08	45d	1	0.80mi
217 John Clift CIR Madison, AL	4.0	3.0	2503	$2,800	$1.12	15d	1	0.81mi
5541 Promenade Point Pkwy NW Madison, AL	1.0–3.0	1.0–2.0	1556	$2,300	$1.48	22d	1	1.00mi
204 Stockyard CIR Madison, AL	4.0	2.0	2106	$2,300	$1.09	15d	1	1.01mi
318 Cornstalk CIR Madison, AL	3.0	2.0	1837	$1,995	$1.09	45d	1	1.03mi
318 Cornstalk CIR Madison, AL	3.0	2.0	1837	$1,895	$1.03	25d	1	1.03mi
1435 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1061	$1,755	$1.65	15d	24	1.03mi
5550 Promenade Point Pkwy Madison, AL	1.0–3.0	1.0–2.0	968	$1,404	$1.45	15d	13	1.03mi
206 Osceola Cir Madison, AL	3.0	2.0	1850	$1,850	$1.00	45d	1	1.05mi
311 Cornstalk Cir Madison, AL	3.0	2.0	1850	$1,995	$1.08	45d	1	1.06mi
309 Cornstalk CIR Madison, AL	3.0	2.0	1850	$1,995	$1.08	45d	1	1.06mi
6079 Wall Triana Hwy Madison, AL	3.0	2.0	1630	$2,100	$1.29	45d	1	1.10mi
112 Willow Rose Ln Madison, AL	4.0	2.0	2106	$2,500	$1.19	25d	1	1.13mi
102 McDermotts Way Madison, AL	3.0	2.0	1462	$1,675	$1.15	15d	1	1.18mi
237 Knox Creek Trl NW Madison, AL	3.0	2.0	1280	$1,650	$1.29	25d	1	1.18mi
117 Willow Bluff Dr Madison, AL	3.0	2.0	1242	$1,600	$1.29	45d	1	1.20mi
109 DuPont Cir Madison, AL	3.0	2.0	1725	$1,895	$1.10	15d	1	1.20mi
500 Oval Ave NW Madison, AL	2.0–4.0	2.5–3.0	1776	$2,185	$1.23	15d	50	1.21mi
115 Clift Creek DR Madison, AL	4.0	3.0	1943	$2,495	$1.28	15d	1	1.29mi
206 Stockyard CIR Madison, AL	3.0	2.0	1703	$2,234	$1.31	45d	1	1.29mi
114 Clover Ridge Dr Madison, AL	3.0	2.0	2002	$2,250	$1.12	45d	1	1.29mi
1542 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1077	$1,920	$1.78	15d	21	1.29mi
106 Champions Green Dr Madison, AL	3.0	2.0	1950	$1,995	$1.02	25d	1	1.29mi
207 Stockyard CIR Madison, AL	4.0	3.0	1943	$2,350	$1.21	45d	1	1.30mi
240 Kirby Ln Madison, AL	1.0–3.0	1.0–2.0	1501	$1,585	$1.06	15d	20	1.32mi
137 Clover Ridge Dr Madison, AL	3.0	2.0	1860	$1,850	$0.99	15d	1	1.34mi
560 Jack Clift Blvd Madison, AL	1.0–2.0	1.0–2.0	978	$2,410	$2.46	22d	10	1.36mi
247 De Jan Rd Madison, AL	3.0	2.0	1595	$1,700	$1.07	45d	1	1.37mi
110 Fernwood Cir Madison, AL	3.0	2.0	1410	$1,398	$0.99	45d	1	1.38mi
195 Amsterdam Pl Madison, AL	4.0	2.0	1820	$2,200	$1.21	15d	1	1.39mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	45d	1	1.49mi
106 Blanchard Pl Madison, AL	3.0	2.0	1926	$2,100	$1.09	25d	1	1.50mi

Listing history 3 events

1. 2026-06-22
   days on market $307,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $307,000 Active 1 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 3/10 Moderate
• 🌡 Heat 6/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,267
• − Mortgage interest: −$17,197
• − Property taxes: −$1,821
• − Insurance: −$1,535
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$8,931
• Taxable loss: −$9,099
• Est. tax savings @ 24.0%: +$2,184
• After-tax cash flow: $-1,320/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

+5.7% since first listed

9 events — show timeline

• 2026-06-18 Listed $307,000 VMLS
• 2020-12-31 Sold (Public Records) $217,500 Public Records
• 2020-12-10 Sold (MLS) $217,500 VMLS
• 2020-11-21 Contingent — VMLS
• 2020-11-18 Listed $209,000 VMLS
• 2018-07-19 Sold (MLS) $162,000 VMLS
• 2018-06-20 Listed $168,000 VMLS
• 2009-10-02 Sold (Public Records) $164,100 Public Records
• 2007-06-13 Sold (Public Records) $290,462 Public Records

Property tax history

+8.4%/yr

Latest (2024): $1,821 · +3.6% YoY. Source: county tax records.