100 Windy Way Dr · Madison, AL 35758

$989,900

6 bd · 3.5 ba · 3,924 sqft · SingleFamily public records · 189 Days on market

Built 2005 $252/sqft · 22% above area Est $1260k · 21% under $83/mo HOA · 4% of rent ↓ 12% since listing

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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
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +0.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This happy home features 2 master suites and simply feels like you're on vacation every day. Offering exceptional indoor/outdoor living, this gorgeous home features expansive XL windows with tranquil views of the koi ponds, a bright sunroom, and a versatile bonus room! Chef-ready outdoor kitchen and serene pondside settings create an entertainer’s paradise, while an inviting study provides a quiet workspace. Enjoy the open sightlines to the water from multiple living areas and abundant natural light throughout. Don’t miss this rare combination of charming details, peaceful pond views, and premier neighborhood location!! New Roof! *ASK ABOUT $12,500 PREFERRED LENDER CREDIT*

Key facts

• Pondside settings
• Bonus room
• Sunroom

Tags

• NEW ROOF
• EXTRA LARGE WINDOWS
• SUNROOM
• BONUS ROOM
• OUTDOOR KITCHEN
• PONDSIDE SETTINGS

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $990k.

Deal economics

• At list price, monthly cash flow is $-4k ($-52k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (77.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (78.6% below list).
• Recommended offer: $211k (78.6% below list) — sets the bar for 1% rule.
• Cap rate 1.0% 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; 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 $106k of equity ($7k loan paydown + $99k 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 ~$170k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($871k) 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 $211,376 (78.6% 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 189 days. Have you received any prior offers? Is the seller open to a 79% 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: 0.21% ✗
• Cap rate: 1.01%
• Cash-on-cash: -18.86%
• DSCR: 0.16
• GRM: 39.0

CMA / ARV

• ARV (median comp): $1,259,745
• List price: $989,900
• Delta: -21.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Overview Dr	0.08mi	5/4.5 (-1)	3,867 (-2%)	23mo	$735,000	$190	66
152 Kensington Dr	0.31mi	5/3.5 (-1)	4,334 (+10%)	0mo	$775,000	$179	63
107 Athens Blvd	0.64mi	5/3.5 (-1)	4,000 (+2%)	7mo	$510,000	$128	56
117 Downing Rdg	0.72mi	5/4.5 (-1)	3,678 (-6%)	4mo	$550,000	$150	43
112 Mandolin Dr	0.70mi	5/3.5 (-1)	3,729 (-5%)	16mo	$610,000	$164	41
107 Maximillion Dr	0.70mi	5/2.5 (-1)	3,414 (-13%)	1mo	$475,000	$139	36
107 Callaway Dr	0.57mi	5/2.5 (-1)	3,465 (-12%)	19mo	$515,000	$149	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: 11.2%
• Equity multiple: 1.93×
• Total profit: $258,215
• Equity at exit: $891,780

10-year hold

• IRR: 12.0%
• Equity multiple: 4.51×
• Total profit: $971,966
• Equity at exit: $1,923,158

Cash invested: $277,172 (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: 39.0×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$5,191
• Tax from tax record: −$340 /mo · $4,076/yr
• Insurance: −$412
• HOA: −$83
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-4,356

Break-even live

Break-even rent $7,628

Max offer price $220,318

Occupancy floor —

Sensitivity live

Price	-10% $-3,796	-5% $-4,076	+0% $-4,356	+5% $-4,637	+10% $-4,917
Rent	-10% $-4,523	-5% $-4,440	+0% $-4,356	+5% $-4,273	+10% $-4,189
Rate	-1.0pp $-3,858	-0.5pp $-4,105	base $-4,356	+0.5pp $-4,613	+1.0pp $-4,874

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: $247,475
• Closing costs: $29,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $83 · $996/yr
• Likely covers: water

Listing history 17 events

1. 2026-06-18
   days on market $989,900 Active 189 DOM
2. 2026-06-17
   days on market $989,900 Active 188 DOM
3. 2026-06-16
   days on market $989,900 Active 187 DOM
4. 2026-06-15
   days on market $989,900 Active 186 DOM
5. 2026-06-14
   days on market $989,900 Active 184 DOM
6. 2026-06-10
   days on market $989,900 Active 181 DOM
7. 2026-06-09
   days on market $989,900 Active 180 DOM
8. 2026-06-08
   days on market $989,900 Active 179 DOM
9. 2026-06-07
   pricedays on market $989,900 Active 178 DOM
10. 2026-06-03
    days on market $1,050,000 Active 174 DOM
11. 2026-06-02
    days on market $1,050,000 Active 173 DOM
12. 2026-06-01
    days on market $1,050,000 Active 172 DOM
13. 2026-05-31
    days on market $1,050,000 Active 171 DOM
14. 2026-05-30
    days on market $1,050,000 Active 170 DOM
15. 2026-05-12
    price $1,050,000 694-char remark

    Show marketing remark (694 chars)

    This happy home features 2 master suites and simply feels like you're on vacation every day. Offering exceptional indoor/outdoor living, this gorgeous home features expansive XL windows with tranquil views of the koi ponds, a bright sunroom, and a versatile bonus room! Chef-ready outdoor kitchen and serene pondside settings create an entertainer’s paradise, while an inviting study provides a quiet workspace. Enjoy the open sightlines to the water from multiple living areas and abundant natural light throughout. Don’t miss this rare combination of charming details, peaceful pond views, and premier neighborhood location!! New Roof! *ASK ABOUT $12,500 PREFERRED LENDER CREDIT*

16. 2026-04-21
    price $1,149,000 694-char remark

    Show marketing remark (694 chars)

    This happy home features 2 master suites and simply feels like you're on vacation every day. Offering exceptional indoor/outdoor living, this gorgeous home features expansive XL windows with tranquil views of the koi ponds, a bright sunroom, and a versatile bonus room! Chef-ready outdoor kitchen and serene pondside settings create an entertainer’s paradise, while an inviting study provides a quiet workspace. Enjoy the open sightlines to the water from multiple living areas and abundant natural light throughout. Don’t miss this rare combination of charming details, peaceful pond views, and premier neighborhood location!! New Roof! *ASK ABOUT $12,500 PREFERRED LENDER CREDIT*

17. 2025-12-11
    listed $1,199,000 Active 694-char remark

    Show marketing remark (694 chars)

    This happy home features 2 master suites and simply feels like you're on vacation every day. Offering exceptional indoor/outdoor living, this gorgeous home features expansive XL windows with tranquil views of the koi ponds, a bright sunroom, and a versatile bonus room! Chef-ready outdoor kitchen and serene pondside settings create an entertainer’s paradise, while an inviting study provides a quiet workspace. Enjoy the open sightlines to the water from multiple living areas and abundant natural light throughout. Don’t miss this rare combination of charming details, peaceful pond views, and premier neighborhood location!! New Roof! *ASK ABOUT $12,500 PREFERRED LENDER CREDIT*

ⓘ 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: $4,076 · $340/mo
• Projected year-2 tax: $4,076 · $340/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 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $25,365
• − Mortgage interest: −$55,450
• − Property taxes: −$4,076
• − Insurance: −$4,950
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − HOA: −$996
• − Depreciation: −$28,797
• Taxable loss: −$72,962
• Est. tax savings @ 24.0%: +$17,511
• After-tax cash flow: $-34,766/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

-12.4% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $1,050,000 VMLS
• 2026-04-21 Price Changed $1,149,000 VMLS
• 2025-12-11 Listed $1,199,000 VMLS

Property tax history

+3.7%/yr

Latest (2024): $4,076 · +0.0% YoY. Source: county tax records.