300 Saint Louis St · Madison, AL 35758

$697,900

3 bd · 2.5 ba · 3,308 sqft · SingleFamily public records · 819 Days on market

Built 2022 4,800 sqft lot $211/sqft · 18% below area Est $782k · 11% under $67/mo HOA · 2% 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 +12.3/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +2.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Under Construction-Come home to The Heights of Town Madison! The Sumter I Plan features 3 Bedrooms with 2.5 baths and over 3,000 sqft of luxury living space. The foyer enters to an open living design featuring the living room with gas fireplace & flanking built-in bookshelves, a gourmet kitchen w/elegant designer cabinets and quartz countertops. Enjoy 2 large bonus rooms, 1 on each floor. Rear entry 2-car garage w/large additional storage space on the side of the home.Enjoy the convenient proximity to restaurant, shops,& entertainment! Pool & Fitness Center! Ask about our Buyer Incentives!

Key facts

• 4,800 sq ft lot
• 2 garage spots
• Listed 819 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $698k.

Deal economics

• At list price, monthly cash flow is $-3k ($-30k/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (63.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $296k (57.6% below list).
• Recommended offer: $254k (63.6% below list) — sets the bar for cash-flow.
• Cap rate 2.0% vs local median 2.6% in Madison — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 30% 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 $75k of equity ($5k loan paydown + $70k 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 ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 819 days — a 12% lower offer ($614k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,183 (63.6% 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 819 days. Have you received any prior offers? Is the seller open to a 64% 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: 0.42% ✗
• Cap rate: 1.97%
• Cash-on-cash: -15.42%
• DSCR: 0.31
• GRM: 19.7

CMA / ARV

• ARV (median comp): $781,749
• List price: $697,900
• Delta: -10.73%
• 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
107 Remington Rd	0.23mi	4/3.5 (+1)	3,365 (+2%)	2mo	$550,000	$163	75
137 Heritage Ln	0.21mi	4/3.0 (+1)	3,299 (-0%)	12mo	$580,000	$176	72
109 Spinnaker Cir	0.52mi	4/3.0 (+1)	3,334 (+1%)	0mo	$595,000	$178	67
104 Lakeshore Dr	0.36mi	4/2.5 (+1)	3,263 (-1%)	12mo	$615,000	$188	66
373 Saint Louis St	0.39mi	4/3.5 (+1)	3,141 (-5%)	1mo	$905,800	$288	64
353 Saint Louis St	0.25mi	4/3.5 (+1)	3,628 (+10%)	0mo	$1,105,000	$305	63
106 Sugar Leaf Ct	0.19mi	4/2.5 (+1)	3,007 (-9%)	14mo	$500,000	$166	60
100 Lake View Cir	0.44mi	4/3.0 (+1)	3,144 (-5%)	6mo	$567,000	$180	60
140 Bourbon Aly	0.10mi	4/3.5 (+1)	2,840 (-14%)	4mo	$645,000	$227	59
375 Saint Louis St	0.41mi	4/3.5 (+1)	3,116 (-6%)	11mo	$869,900	$279	53
377 Saint Louis St	0.42mi	4/3.5 (+1)	3,055 (-8%)	11mo	$859,900	$281	50
366 Saint Louis St	0.33mi	4/3.5 (+1)	2,825 (-15%)	9mo	$788,716	$279	44

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: 13.3%
• Equity multiple: 2.11×
• Total profit: $216,010
• Equity at exit: $628,724

10-year hold

• IRR: 13.4%
• Equity multiple: 4.86×
• Total profit: $754,063
• Equity at exit: $1,355,866

Cash invested: $195,412 (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: 19.7×

Monthly cashflow live

• Estimated rent: $2,958 medium
• Mortgage (P&I): −$3,660
• Tax from tax record: −$831 /mo · $9,975/yr
• Insurance: −$291
• HOA: −$67
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $-2,512

Break-even live

Break-even rent $6,138

Max offer price $254,183

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: $174,475
• Closing costs: $20,937
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Napolean Ave Madison, AL	4.0	3.5	2761	$3,650	$1.32	23d	1	0.06mi
107 Poydras St Madison, AL	3.0	2.0	2457	$3,450	$1.40	21d	1	0.09mi
531 Town Madison Blvd Madison, AL	3.0	2.5	2332	$3,195	$1.37	44d	1	0.27mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: gaspoolgym

Listing history 20 events

1. 2026-06-18
   days on market $697,900 Active 819 DOM
2. 2026-06-17
   days on market $697,900 Active 818 DOM
3. 2026-06-16
   days on market $697,900 Active 817 DOM
4. 2026-06-15
   days on market $697,900 Active 816 DOM
5. 2026-06-14
   days on market $697,900 Active 814 DOM
6. 2026-06-10
   days on market $697,900 Active 811 DOM
7. 2026-06-09
   days on market $697,900 Active 810 DOM
8. 2026-06-08
   days on market $697,900 Active 809 DOM
9. 2026-06-07
   days on market $697,900 Active 808 DOM
10. 2026-06-03
    days on market $697,900 Active 804 DOM
11. 2026-06-02
    days on market $697,900 Active 803 DOM
12. 2026-06-01
    days on market $697,900 Active 802 DOM
13. 2026-05-31
    days on market $697,900 Active 801 DOM
14. 2026-05-30
    days on market $697,900 Active 800 DOM
15. 2025-01-26
    price $697,900 608-char remark

    Show marketing remark (608 chars)

    Under Construction-Come home to The Heights of Town Madison! The Sumter I Plan features 3 Bedrooms with 2.5 baths and over 3,000 sqft of luxury living space. The foyer enters to an open living design featuring the living room with gas fireplace & flanking built-in bookshelves, a gourmet kitchen w/elegant designer cabinets and quartz countertops. Enjoy 2 large bonus rooms, 1 on each floor. Rear entry 2-car garage w/large additional storage space on the side of the home.Enjoy the convenient proximity to restaurant, shops,& entertainment! Pool & Fitness Center! Ask about our Buyer Incentives!

16. 2025-01-22
    listed $697,900 Active 287-char remark

    Show marketing remark (287 chars)

    The Sumter offers three bedrooms, 2.5 baths, and a detached 2-car garage. You'll love the open living area with a chef's kitchen and the convenience of the first-floor owner's suite. The second level offers a huge bonus room, two bedrooms, a Jack and Jill bathroom, and a storage closet.

17. 2024-12-16
    price $697,901 608-char remark

    Show marketing remark (608 chars)

    Under Construction-Come home to The Heights of Town Madison! The Sumter I Plan features 3 Bedrooms with 2.5 baths and over 3,000 sqft of luxury living space. The foyer enters to an open living design featuring the living room with gas fireplace & flanking built-in bookshelves, a gourmet kitchen w/elegant designer cabinets and quartz countertops. Enjoy 2 large bonus rooms, 1 on each floor. Rear entry 2-car garage w/large additional storage space on the side of the home.Enjoy the convenient proximity to restaurant, shops,& entertainment! Pool & Fitness Center! Ask about our Buyer Incentives!

18. 2024-11-18
    status Active 608-char remark

    Show marketing remark (608 chars)

    Under Construction-Come home to The Heights of Town Madison! The Sumter I Plan features 3 Bedrooms with 2.5 baths and over 3,000 sqft of luxury living space. The foyer enters to an open living design featuring the living room with gas fireplace & flanking built-in bookshelves, a gourmet kitchen w/elegant designer cabinets and quartz countertops. Enjoy 2 large bonus rooms, 1 on each floor. Rear entry 2-car garage w/large additional storage space on the side of the home.Enjoy the convenient proximity to restaurant, shops,& entertainment! Pool & Fitness Center! Ask about our Buyer Incentives!

19. 2024-10-07
    historical 608-char remark

    Show marketing remark (608 chars)

    Under Construction-Come home to The Heights of Town Madison! The Sumter I Plan features 3 Bedrooms with 2.5 baths and over 3,000 sqft of luxury living space. The foyer enters to an open living design featuring the living room with gas fireplace & flanking built-in bookshelves, a gourmet kitchen w/elegant designer cabinets and quartz countertops. Enjoy 2 large bonus rooms, 1 on each floor. Rear entry 2-car garage w/large additional storage space on the side of the home.Enjoy the convenient proximity to restaurant, shops,& entertainment! Pool & Fitness Center! Ask about our Buyer Incentives!

20. 2024-02-08
    listed $697,900 Active 608-char remark

    Show marketing remark (608 chars)

    Under Construction-Come home to The Heights of Town Madison! The Sumter I Plan features 3 Bedrooms with 2.5 baths and over 3,000 sqft of luxury living space. The foyer enters to an open living design featuring the living room with gas fireplace & flanking built-in bookshelves, a gourmet kitchen w/elegant designer cabinets and quartz countertops. Enjoy 2 large bonus rooms, 1 on each floor. Rear entry 2-car garage w/large additional storage space on the side of the home.Enjoy the convenient proximity to restaurant, shops,& entertainment! Pool & Fitness Center! Ask about our Buyer Incentives!

ⓘ 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: $9,975 · $831/mo
• Projected year-2 tax: $9,975 · $831/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 5/10 Major 6 d/yr ≥106°F today · 17 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: $35,500
• − Mortgage interest: −$39,093
• − Property taxes: −$9,975
• − Insurance: −$3,490
• − Repairs & maintenance: −$2,840
• − Management: −$2,840
• − HOA: −$804
• − Depreciation: −$20,303
• Taxable loss: −$43,844
• Est. tax savings @ 24.0%: +$10,523
• After-tax cash flow: $-19,619/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

+0.0% since first listed

6 events — show timeline

• 2025-01-26 Price Changed $697,900 VMLS
• 2025-01-22 Listed $697,900 Zillow
• 2024-12-16 Price Changed $697,901 VMLS
• 2024-11-18 Relisted — VMLS
• 2024-10-07 Delisted — VMLS
• 2024-02-08 Listed $697,900 VMLS

Property tax history

+279.3%/yr

Latest (2024): $9,975 · +279.3% YoY. Source: county tax records.