304 Autumn Ln · Madison, AL 35758

$135,000

2 bd · 1.5 ba · 1,693 sqft · Townhouse public records · 4 Days on market

Built 1984 4,791 sqft lot Est $212k · 36% under $350/mo HOA · 22% 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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +7.0/10.0
• Schools +5.6/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Strong rental market, predictable carrying costs, and a price that leaves room to work with. HOA includes exterior and yard maintenance, clubhouse, pool, and pest control, keeping carrying costs predictable and tenant appeal high. Two bedroom suites upstairs, one with a private deck. Located in Madison City Schools with quick access to Town Madison, Bridge Street, I-565, dining, and entertainment. Buy below the renovation comps, update on your timeline, and build equity. Priced to move.

Key facts

• Private deck
• Clubhouse
• Pool

Tags

• HOA INCLUDES YARD MAINTENANCE
• CLUBHOUSE
• POOL
• PRIVATE DECK
• MADISON CITY SCHOOLS
• QUICK ACCESS TO TOWN MADISON

Property features AI

Finance

• Other: Subdivision: Fifth Season
• HOA & community: HOA with monthly fee; Clubhouse, common grounds, and pool included in association amenities; Association fee covers structure and grounds maintenance

Exterior

• Parking: Attached two-car garage with garage door opener
• Utilities: Public sewer
• Home design: Residential townhouse; Two levels; Built in 1984
• Construction: Frame construction; Slab foundation
• Exterior features: Curb and gutters; Underground utilities; Concrete drive; Covered patio; Deck; Patio

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator; Electric water heater
• Bedrooms: Total of 5 rooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Fireplace (one)

🏷️ Possibly a rental listed for sale. The $135,000 price doesn't fit this home's estimated sale value (~$211,625) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $135k.

Deal economics

• At list price, monthly cash flow is $74 ($885/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 6.9% 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: Mill Creek Elementary School (math 61% / reading 77%, grade A-, #29 of 627 statewide, top 5%, 940 students, 22% 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; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 is only 17% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• 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 $135,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $211,625
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Summerview Dr	0.19mi	3/2.5 (+1)	1,525 (-10%)	2mo	$180,000	$118	64
207 Summerview Dr	0.09mi	3/2.0 (+1)	1,512 (-11%)	13mo	$185,000	$122	60
377 Oakland Rd	0.20mi	3/2.0 (+1)	1,522 (-10%)	12mo	$190,000	$125	57
302 Autumn Ln	0.01mi	3/2.0 (+1)	1,901 (+12%)	22mo	$206,000	$108	54
301 Autumn Ln	0.03mi	3/2.0 (+1)	1,464 (-14%)	21mo	$200,000	$137	52
325 Autumn Ln	0.07mi	3/2.0 (+1)	1,448 (-14%)	23mo	$199,000	$137	46
302 Winterhaven Trl	0.17mi	3/2.5 (+1)	1,450 (-14%)	19mo	$197,710	$136	43

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: 25.4%
• Equity multiple: 3.01×
• Total profit: $76,133
• Equity at exit: $121,619

10-year hold

• IRR: 21.9%
• Equity multiple: 6.73×
• Total profit: $216,518
• Equity at exit: $262,275

Cash invested: $37,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$708
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$56
• HOA: −$350
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $74

Break-even live

Break-even rent $1,527

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $150	-5% $112	+0% $74	+5% $36	+10% $-3
Rent	-10% $-54	-5% $10	+0% $74	+5% $138	+10% $202
Rate	-1.0pp $142	-0.5pp $108	base $74	+0.5pp $39	+1.0pp $3

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Oakland Rd Madison, AL	2.0	2.5	1165	$1,295	$1.11	45d	1	0.14mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,247	$1.28	15d	77	0.32mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	45d	1	0.47mi
102 Acacia Trail Dr Madison, AL	3.0	2.0	2005	$2,000	$1.00	22d	1	0.47mi
101 Springfield Ln Madison, AL	3.0	2.0	1640	$2,350	$1.43	45d	1	0.61mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$1,699	$1.23	15d	31	0.67mi
240 Stadium Way Madison, AL	1.0–2.0	1.0–2.0	995	$1,690	$1.70	15d	29	0.72mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,164	$0.89	15d	11	0.76mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$1,678	$1.46	15d	18	0.77mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	45d	1	0.80mi
200 Town Madison Blvd Madison, AL	1.0–2.0	1.0–2.0	998	$1,558	$1.56	15d	22	0.80mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	25d	1	0.87mi
100 Arch St Pl Madison, AL	1.0–2.0	1.0–2.0	838	$1,706	$2.03	15d	20	0.90mi
2300 Colonial Lake Dr Madison, AL	1.0–3.0	1.0–2.0	1083	$1,186	$1.09	15d	39	0.94mi
118 Canterbury Dr Madison, AL	3.0	2.0	2031	$2,300	$1.13	45d	1	0.95mi
510 Clift Dr Madison, AL	3.0	2.0	1197	$1,600	$1.34	45d	1	1.00mi
153 Canterbury Dr Madison, AL	3.0	2.0	1730	$1,950	$1.13	22d	1	1.04mi
202 High Rd Madison, AL	3.0	2.5	1759	$2,375	$1.35	25d	1	1.05mi
1006 Wood Cir Madison, AL	3.0	2.0	2173	$1,899	$0.87	45d	1	1.08mi
416 Walton Rd Madison, AL	3.0	2.0	1306	$1,795	$1.37	15d	1	1.10mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	45d	1	1.15mi
709 Marion Dr Madison, AL	3.0	2.0	2050	$1,795	$0.88	22d	1	1.17mi
1016 Seina Vista Dr Madison, AL	3.0	2.0	1981	$2,100	$1.06	15d	1	1.19mi
124 Iberville St Madison, AL	2.0	2.0	1346	$2,049	$1.52	45d	1	1.20mi
722 Highland Dr Madison, AL	3.0	2.5	1938	$1,750	$0.90	15d	1	1.23mi
349 Waters Edge Ln Unit n/a Madison, AL	2.0	2.0	1055	$1,050	$1.00	45d	1	1.29mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	45d	1	1.30mi
210 Waters Edge Ln #6 Madison, AL	2.0	2.0	1060	$1,075	$1.01	45d	1	1.30mi
262 Waters Edge Ln Unit 262 Madison, AL	2.0	2.0	1055	$1,175	$1.11	45d	1	1.30mi
234 W Lake Cir Madison, AL	2.0	2.0	1976	$1,695	$0.86	45d	1	1.44mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$1,824	$1.33	15d	45	1.44mi
248 W Lake Cir Madison, AL	2.0	2.0	1764	$1,625	$0.92	25d	1	1.47mi
122 W Lake Cir Madison, AL	2.0	2.0	1881	$1,695	$0.90	45d	1	1.49mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: pool

Listing history 4 events

1. 2026-06-14
   statusdays on market $135,000 Pending 4 DOM
2. 2026-06-10
   days on market $135,000 Active 2 DOM
3. 2026-06-09
   remarks 491-char remark
4. 2026-06-09
   listed $135,000 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: $1,106 · $92/mo
• Projected year-2 tax: $1,106 · $92/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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $19,445
• − Mortgage interest: −$7,562
• − Property taxes: −$1,106
• − Insurance: −$675
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − HOA: −$4,200
• − Depreciation: −$3,927
• Taxable loss: −$1,136
• Est. tax savings @ 24.0%: +$273
• After-tax cash flow: $1,158/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

1 event — show timeline

• 2026-06-08 Listed $135,000 VMLS

Property tax history

+7.1%/yr

Latest (2024): $1,106 · +0.0% YoY. Source: county tax records.