The Benson II Plan · New Market, AL 35761

$246,900

3 bd · 2.5 ba · 1,813 sqft · SingleFamily · 231 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

Key facts

• Pantry
• Light-filled entry
• Countertop workspace

Tags

• LIGHT-FILLED ENTRY
• WELL-DESIGNED KITCHEN
• COUNTERTOP WORKSPACE
• CENTER ISLAND WITH A SINK
• PANTRY
• OPTIONAL PLANNING DESK

🏗️ New construction. The $246,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,500.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.9% below list).
• Recommended offer: $193k (21.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#304 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools D+, amenities F, commute F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 391 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,855 (21.9% 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 231 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $277,500
• List price: $246,900
• Delta: -11.03%
• 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
221 Roman Randall Rd	0.02mi	3/2.5	1,813 (0%)	1mo	$270,365	$149	99
218 Roman Randall Rd	0.00mi	3/2.5	1,813 (0%)	3mo	$268,495	$148	98
156 County Lake Rd	0.17mi	3/2.0	1,768 (-2%)	4mo	$275,000	$156	83
215 Roman Randall Rd	0.03mi	3/2.0	1,676 (-8%)	2mo	$280,000	$167	83
213 Roman Randall Rd	0.04mi	4/2.0 (+1)	1,748 (-4%)	10mo	$299,800	$172	77
205 Roman Randall Rd	0.08mi	3/2.0	1,947 (+7%)	9mo	$320,000	$164	75
5655 Maysville Rd	0.39mi	3/2.0	1,939 (+7%)	9mo	$450,000	$232	60
3492 Winchester Rd E	0.48mi	3/2.0	1,559 (-14%)	0mo	$235,000	$151	52
5734 Maysville Rd	0.57mi	3/2.0	1,700 (-6%)	12mo	$300,000	$176	51
147 Rose Valley Dr	0.62mi	3/2.0	1,620 (-11%)	7mo	$291,780	$180	45
152 Rose Valley Dr	0.63mi	3/2.0	1,620 (-11%)	9mo	$264,900	$164	43
122 Burdine St	0.62mi	4/2.0 (+1)	1,964 (+8%)	8mo	$297,900	$152	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.8%
• Equity multiple: 0.10×
• Total profit: $-70,044
• Equity at exit: $41,376

10-year hold

• IRR: -24.2%
• Equity multiple: -0.20×
• Total profit: $-93,202
• Equity at exit: $23,993

Cash invested: $77,700 (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 35761

• Home prices YoY: -9.3%
• Active inventory: 391
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,455
• Tax est. 1.5%: −$347 /mo · $4,162/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-394

Break-even live

Break-even rent $2,428

Max offer price $220,461

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-298	+0% $-394	+5% $-490	+10% $-586
Rent	-10% $-547	-5% $-470	+0% $-394	+5% $-318	+10% $-242
Rate	-1.0pp $-254	-0.5pp $-324	base $-394	+0.5pp $-466	+1.0pp $-539

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: $69,375
• Closing costs: $8,325
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Grove Hill Cir New Market, AL	3.0	2.0	2400	$2,095	$0.87	22d	1	0.52mi
127 Tine Ln New Market, AL	3.0	2.0	1542	$2,100	$1.36	15d	1	0.61mi
108 Eagles Watch Ct New Market, AL	3.0	2.0	1551	$1,795	$1.16	24d	1	0.87mi
105 Fawn Forest Dr New Market, AL	4.0	2.0	1800	$1,700	$0.94	45d	1	0.90mi
101 Fawn Forest Dr New Market, AL	3.0	2.0	1630	$1,750	$1.07	45d	1	0.93mi
157 Olde Hearth Rd New Market, AL	3.0	2.0	1466	$1,664	$1.14	22d	1	0.95mi
165 Olde Hearth Rd New Market, AL	3.0	2.0	1355	$1,684	$1.24	45d	1	0.95mi
174 River Pointe Dr New Market, AL	3.0	2.0	1620	$1,719	$1.06	24d	1	1.06mi
156 Cranbrook Dr New Market, AL	3.0	3.0	1687	$1,556	$0.92	45d	1	1.17mi

Listing history 16 events

1. 2026-06-18
   days on market $246,900 Active 231 DOM
2. 2026-06-17
   days on market $246,900 Active 230 DOM
3. 2026-06-16
   days on market $246,900 Active 229 DOM
4. 2026-06-15
   days on market $246,900 Active 228 DOM
5. 2026-06-14
   days on market $246,900 Active 226 DOM
6. 2026-06-10
   days on market $246,900 Active 223 DOM
7. 2026-06-09
   days on market $246,900 Active 222 DOM
8. 2026-06-08
   days on market $246,900 Active 221 DOM
9. 2026-06-07
   days on market $246,900 Active 220 DOM
10. 2026-06-02
    days on market $246,900 Active 215 DOM
11. 2026-06-01
    days on market $246,900 Active 214 DOM
12. 2026-05-31
    days on market $246,900 Active 213 DOM
13. 2026-05-30
    pricedays on market $246,900 Active 212 DOM
14. 2026-04-01
    price $251,900 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

15. 2026-03-17
    price $250,900 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

16. 2025-10-31
    listed $249,900 Active 514-char remark

    Show marketing remark (514 chars)

    A wide, light-filled entry welcomes you into the Benson II and leads to a connected living-dining-kitchen layout that spans the entire width of the home. Its well-designed kitchen maximizes efficiency with a countertop workspace, a center island with a sink, a pantry, and an optional planning desk. Upstairs, you'll find the owner's ensuite with a spacious closet, two additional bedrooms, a bath with a conveniently located laundry room, and a loft with a storage closet that can be optioned to a fourth bedroom.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,143
• − Mortgage interest: −$15,544
• − Property taxes: −$4,162
• − Insurance: −$1,388
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$8,073
• Taxable loss: −$9,727
• Est. tax savings @ 24.0%: +$2,335
• After-tax cash flow: $-2,396/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 County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — New Market

• Score: 60/100
• State rank: #304
• US rank: #19258

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 13,557
• Metro: Huntsville, AL
• Population (ZIP): 13,557
• Household income: $79,440
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 220.0

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 (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -26.88%
• Current HPI: 261.8281
• Rent YoY: —
• 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

+0.8% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $251,900 Zillow
• 2026-03-17 Price Changed $250,900 Zillow
• 2025-10-31 Listed $249,900 Zillow