104 Brownsridge Ln · Madison, AL 35758

$260,000

2 bd · 1.0 ba · 1,022 sqft · MultiFamily public records · 448 Days on market

Built 1988 $254/sqft · at area comps Est $259k · 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 +26.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.3/15.0
• 1% rule +6.6/10.0
• 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

Investment Opportunity! This is a great property that is being sold with 5 other properties. All are currently leased and would be ideal for the Investor looking to enlarge your Portfolio or the Investor starting your Business. One Level 2 bedroom, 2 bath Patio Home in the heart of Madison. Open Floorplan w/soaring ceilings, stacked stone fireplace, wide plank flooring and an updated kitchen. Private Deck for outdoor enjoyment and attached garage all make this a fantastic investment. The Investment Portfolio of the 6 Properties: $1,350,000 - Madison: 114 Briargate Lane, 104 Brownsridge Lane, 2006 Liberty, 254 Waters Edge, 434 Shamrock Huntsville: 2020 Woodlawn Dr

Key facts

• Private deck
• Patio home
• Open floorplan

Tags

• PATIO HOME
• OPEN FLOORPLAN
• STACKED STONE FIREPLACE
• WIDE PLANK FLOORING
• UPDATED KITCHEN
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $673 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 31% 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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 448 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $129k; list at $260k implies a 102% gain — meaningful room to come down on a strong offer.

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 $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 448 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: 1.16% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (median comp): $258,736
• List price: $260,000
• Delta: 0.49%
• 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: 31.8%
• Equity multiple: 3.48×
• Total profit: $180,203
• Equity at exit: $234,229

10-year hold

• IRR: 27.0%
• Equity multiple: 7.71×
• Total profit: $488,814
• Equity at exit: $505,123

Cash invested: $72,800 (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: 382
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $3,017 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$159 /mo · $1,905/yr
• Insurance: −$108
• HOA: −$80
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $673

Break-even live

Break-even rent $2,165

Max offer price $260,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$3,016
Total (2 units)			$3,017

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Browns Ridge Ln Unit 1 Madison, AL	2.0	2.0	984	$1,250	$1.27	23d	1	0.00mi
100 Arch St Pl Madison, AL	1.0–2.0	1.0–2.0	838	$1,706	$2.03	13d	20	0.15mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,164	$0.89	13d	11	0.36mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$1,678	$1.46	13d	18	0.45mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$1,699	$1.23	13d	31	0.59mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	23d	1	0.77mi
403 Oakland Rd Madison, AL	2.0	2.5	1165	$1,295	$1.11	43d	1	0.87mi
194 Shelton Rd Madison, AL	2.0	1.0–2.0	729	$1,149	$1.58	13d	9	0.92mi
124 Westscott Dr Madison, AL	2.0	2.0	994	$1,025	$1.03	21d	1	0.96mi
111 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	43d	1	1.02mi
104 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	43d	1	1.06mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,247	$1.28	13d	77	1.26mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	43d	1	1.41mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	43d	1	1.42mi
100 River Oaks Dr Madison, AL	3.0	2.0	1126	$1,600	$1.42	23d	1	1.44mi
210 Waters Edge Ln #6 Madison, AL	2.0	2.0	1060	$1,075	$1.01	43d	1	1.48mi
104 Waters Edge Ln Unit 104 Madison, AL	2.0	1.0	775	$1,000	$1.29	13d	1	1.49mi

HOA detail

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

Listing history 27 events

1. 2026-06-18
   days on market $260,000 Active 448 DOM
2. 2026-06-17
   days on market $260,000 Active 447 DOM
3. 2026-06-16
   days on market $260,000 Active 446 DOM
4. 2026-06-15
   days on market $260,000 Active 445 DOM
5. 2026-06-14
   days on market $260,000 Active 443 DOM
6. 2026-06-10
   days on market $260,000 Active 440 DOM
7. 2026-06-09
   days on market $260,000 Active 439 DOM
8. 2026-06-08
   days on market $260,000 Active 438 DOM
9. 2026-06-07
   days on market $260,000 Active 437 DOM
10. 2026-06-03
    days on market $260,000 Active 433 DOM
11. 2026-06-02
    days on market $260,000 Active 432 DOM
12. 2026-06-01
    days on market $260,000 Active 431 DOM
13. 2026-05-31
    days on market $260,000 Active 430 DOM
14. 2026-05-30
    days on market $260,000 Active 429 DOM
15. 2025-03-28
    listed $260,000 Active 675-char remark

    Show marketing remark (675 chars)

    Investment Opportunity! This is a great property that is being sold with 5 other properties. All are currently leased and would be ideal for the Investor looking to enlarge your Portfolio or the Investor starting your Business. One Level 2 bedroom, 2 bath Patio Home in the heart of Madison. Open Floorplan w/soaring ceilings, stacked stone fireplace, wide plank flooring and an updated kitchen. Private Deck for outdoor enjoyment and attached garage all make this a fantastic investment. The Investment Portfolio of the 6 Properties: $1,350,000 - Madison: 114 Briargate Lane, 104 Brownsridge Lane, 2006 Liberty, 254 Waters Edge, 434 Shamrock Huntsville: 2020 Woodlawn Dr

16. 2025-03-08
    historical $1,250
17. 2025-02-15
    listed $1,250
18. 2020-02-10
    soldstatus $128,650
19. 2020-02-07
    soldstatus $128,650 Sold 338-char remark

    Show marketing remark (338 chars)

    This home has it all and then some. The open floor plan has soaring vaulted ceilings, stacked stone tile fireplace, wide plank flooring, and a kitchen that has had a major face lift. Cabinets with granite counters, tile backsplash and stainless steel appliances. Outside you will find a HUGE private deck that is perfect for entertaining.

20. 2020-01-17
    historical Contingent 338-char remark

    Show marketing remark (338 chars)

    This home has it all and then some. The open floor plan has soaring vaulted ceilings, stacked stone tile fireplace, wide plank flooring, and a kitchen that has had a major face lift. Cabinets with granite counters, tile backsplash and stainless steel appliances. Outside you will find a HUGE private deck that is perfect for entertaining.

21. 2020-01-15
    listed $120,000 Active 338-char remark

    Show marketing remark (338 chars)

    This home has it all and then some. The open floor plan has soaring vaulted ceilings, stacked stone tile fireplace, wide plank flooring, and a kitchen that has had a major face lift. Cabinets with granite counters, tile backsplash and stainless steel appliances. Outside you will find a HUGE private deck that is perfect for entertaining.

22. 2015-02-06
    soldstatus $105,900
23. 2015-02-06
    soldstatus $106,000
24. 2014-10-05
    listed $109,900
25. 2014-08-01
    soldstatus $60,000
26. 2014-07-31
    soldstatus $60,000
27. 2014-07-11
    listed $69,900

ⓘ 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: $1,905 · $159/mo
• Projected year-2 tax: $1,905 · $159/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 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: $36,204
• − Mortgage interest: −$14,564
• − Property taxes: −$1,905
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,896
• − Management: −$2,896
• − HOA: −$960
• − Depreciation: −$7,564
• Taxable income: $4,119
• Est. tax owed @ 24.0%: −$989
• After-tax cash flow: $7,086/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

+272.0% since first listed

13 events — show timeline

• 2025-03-28 Listed $260,000 VMLS
• 2025-03-08 Rental Removed $1,250 VMLS
• 2025-02-15 Listed for Rent $1,250 VMLS
• 2020-02-10 Sold (Public Records) $128,650 Public Records
• 2020-02-07 Sold (MLS) $128,650 VMLS
• 2020-01-17 Contingent — VMLS
• 2020-01-15 Listed $120,000 VMLS
• 2015-02-06 Sold (Public Records) $106,000 Public Records
• 2015-02-06 Sold (MLS) $105,900 VMLS
• 2014-10-05 Listed $109,900 VMLS
• 2014-08-01 Sold (Public Records) $60,000 Public Records
• 2014-07-31 Sold (MLS) $60,000 VMLS
• 2014-07-11 Listed $69,900 VMLS

Property tax history

+5.6%/yr

Latest (2024): $1,905 · +0.0% YoY. Source: county tax records.