113 Gordon Dr · Madison, AL 35758

$329,900

4 bd · 1.0 ba · 2,178 sqft · SingleFamily public records · 21 Days on market

Built 1987 0.39 ac lot Est $446k · 26% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +0.8/10.0

Listing remarks

Welcome to 113 Gordon Drive in the heart of Madison! This spacious home offers approximately 2,100 sq ft on a generous lot with mature surroundings and an attached garage. Enjoy a comfortable layout with a fireplace, great natural light, and plenty of potential to personalize or update. Conveniently located near Madison schools, shopping, dining, parks, and major commuter routes, this property offers an excellent opportunity in one of North Alabama’s most desirable areas. A wonderful chance to create value, comfort, and charm in a prime Madison location! SOLD AS IS WHERE IS

Key facts

• Near schools
• Near dining
• Attached garage

Tags

• FIREPLACE
• NATURAL LIGHT
• ATTACHED GARAGE
• NEAR SCHOOLS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• HOA & community: No association; Subdivision: Home Place

Exterior

• Parking: Attached garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi/split levels; Built in 1987
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Public sewer; Lot approximately 0.39 acres

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-471 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (25.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (41.5% below list).
• Recommended offer: $193k (41.5% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: Madison Elementary School (math 53% / reading 72%, grade B, #51 of 627 statewide, top 8%, 505 students, 27% FRL); Liberty Middle School (math 45% / reading 77%, grade B+, #9 of 257 statewide, top 3%, 1,493 students, 22% FRL); James Clemens High School (math 50% / reading 53%, grade D+, #14 of 305 statewide, top 4%, 2,149 students, 21% FRL).
• Market conditions: Rents rising (+1.6%/yr); 390 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($325k) is reasonable based on typical stale-listing flexibility.

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 $192,860 (41.5% 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: 0.58% ✗
• Cap rate: 4.58%
• Cash-on-cash: -6.11%
• DSCR: 0.73
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $446,490
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Daye St	0.34mi	4/3.5	2,240 (+3%)	8mo	$443,500	$198	63
163 Lewis Ln	0.18mi	4/3.0	2,045 (-6%)	18mo	$450,000	$220	58
104 Arrowhead Trl	0.43mi	4/2.5	2,480 (+14%)	6mo	$310,000	$125	46
105 Arnett St	0.62mi	3/2.0 (-1)	1,950 (-10%)	11mo	$399,900	$205	35
124 Arrowhead Trl	0.42mi	3/2.5 (-1)	2,430 (+12%)	19mo	$415,000	$171	34
110 Arnett St	0.61mi	3/2.0 (-1)	1,875 (-14%)	12mo	$400,000	$213	29

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: 19.6%
• Equity multiple: 2.59×
• Total profit: $146,837
• Equity at exit: $297,200

10-year hold

• IRR: 17.8%
• Equity multiple: 5.88×
• Total profit: $450,490
• Equity at exit: $640,923

Cash invested: $92,372 (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: 14.3×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-471

Break-even live

Break-even rent $2,524

Max offer price $246,771

Occupancy floor —

Sensitivity live

Price	-10% $-284	-5% $-377	+0% $-471	+5% $-564	+10% $-657
Rent	-10% $-623	-5% $-547	+0% $-471	+5% $-394	+10% $-318
Rate	-1.0pp $-304	-0.5pp $-387	base $-471	+0.5pp $-556	+1.0pp $-643

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Lewis Ln Madison, AL	3.0	2.0	1680	$1,700	$1.01	45d	1	0.06mi
133 Lewis Ln Madison, AL	3.0	2.0	1547	$1,945	$1.26	45d	1	0.06mi
85 Shorter St Madison, AL	3.0	1.0–3.0	1182	$1,799	$1.52	45d	13	0.22mi
244 Kyser Blvd Madison, AL	1.0–3.0	1.5–2.0	1315	$1,729	$1.31	45d	23	0.51mi
107 Little Britain ST Triana, AL	3.0	2.0	1837	$2,050	$1.12	45d	1	0.63mi
162 Rugby Dr Madison, AL	3.0	2.0	1850	$1,980	$1.07	45d	1	0.67mi
109 Maple Spring Trl Madison, AL	3.0	2.5	1775	$1,823	$1.03	25d	1	0.71mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	23d	1	0.73mi
139 Little Britain St Madison, AL	3.0	2.0	1850	$1,950	$1.05	25d	1	0.77mi
111 Little Britain St Madison, AL	3.0	2.0	1850	$1,850	$1.00	45d	1	0.79mi
250 Cork Aly Madison, AL	3.0	3.0	1932	$1,775	$0.92	25d	1	0.82mi
169 Protestant Dr Triana, AL	3.0	2.0	1837	$1,995	$1.09	45d	1	0.88mi
169 Protestant Dr Triana, AL	3.0	2.0	1837	$1,895	$1.03	25d	1	0.88mi
161 Protestant Dr Madison, AL	3.0	2.0	1837	$2,050	$1.12	25d	1	0.88mi
350 Lime Quarry Rd Madison, AL	1.0–3.0	1.0–2.5	1137	$2,450	$2.15	45d	1	0.89mi
159 Little Britain St Madison, AL	3.0	2.0	1837	$1,950	$1.06	15d	1	0.91mi
161 Little Britain St Madison, AL	3.0	2.0	1837	$1,850	$1.01	25d	1	0.91mi
169 Little Britain St Madison, AL	3.0	2.0	1850	$1,850	$1.00	25d	1	0.91mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,675	$1.95	15d	45	1.07mi
105 Whisperbrook Cir Madison, AL	3.0	2.0	1608	$1,800	$1.12	25d	1	1.10mi
515 Dunlop Blvd Huntsville, AL	1.0–3.0	1.0–2.0	1110	$1,674	$1.51	15d	32	1.17mi
129 Telluride Dr Madison, AL	3.0	2.0	1912	$1,885	$0.99	25d	1	1.22mi
114 Telluride Dr Madison, AL	3.0	2.0	1578	$1,795	$1.14	45d	1	1.28mi
619 Larry Dr Madison, AL	4.0	2.0	2093	$2,031	$0.97	25d	1	1.36mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	45d	1	1.40mi
531 Town Madison Blvd Madison, AL	3.0	2.5	2332	$3,195	$1.37	45d	1	1.45mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	45d	1	1.47mi

Listing history 14 events

1. 2026-06-22
   days on market $329,900 Active 21 DOM
2. 2026-06-18
   days on market $329,900 Active 18 DOM
3. 2026-06-17
   days on market $329,900 Active 17 DOM
4. 2026-06-16
   days on market $329,900 Active 16 DOM
5. 2026-06-15
   days on market $329,900 Active 15 DOM
6. 2026-06-14
   days on market $329,900 Active 13 DOM
7. 2026-06-10
   days on market $329,900 Active 10 DOM
8. 2026-06-09
   days on market $329,900 Active 9 DOM
9. 2026-06-08
   days on market $329,900 Active 8 DOM
10. 2026-06-07
    days on market $329,900 Active 7 DOM
11. 2026-06-03
    days on market $329,900 Active 3 DOM
12. 2026-06-02
    days on market $329,900 Active 2 DOM
13. 2026-05-31
    remarks 580-char remark
14. 2026-05-31
    listed $329,900 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: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/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 18% 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: $23,143
• − Mortgage interest: −$18,480
• − Property taxes: −$1,520
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$9,597
• Taxable loss: −$11,806
• Est. tax savings @ 24.0%: +$2,833
• After-tax cash flow: $-2,813/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

• 2026-05-31 Listed $329,900 VMLS

Property tax history

+6.5%/yr

Latest (2024): $1,520 · +3.6% YoY. Source: county tax records.