694 Crestview Dr · Madison, AL 35758

$299,987

3 bd · 1.0 ba · 1,492 sqft · SingleFamily public records · 1 Days on market

Built 1984 0.34 ac lot Est $288k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• ARV discount +5.6/15.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.8/10.0

Listing remarks

Meticulously maintained 3 bedroom, 2 bath ranch home in the heart of Madison City! Conveniently located across from Dublin Park and just minutes to shopping, restaurants, top schools, Research Park and Redstone Arsenal. Spacious living room features vaulted ceiling, natural wood beam and cozy wood burning fireplace. Kitchen offers plenty of storage and opens to dining area. Isolated master suite has vaulted ceiling, wood beam and private bath with double vanity. New windows and doors, newer carpet, updated appliances, recent exterior paint, gutter guards, plus washer, dryer and fridge remain. Private fenced backyard with patio and storage shed. Move in ready and a must see!

Key facts

• Updated appliances
• Ranch home
• 0.34 acre lot

Tags

• RANCH HOME
• ACROSS FROM DUBLIN PARK
• PRIVATE FENCED BACKYARD
• COZY WOOD BURNING FIREPLACE
• UPDATED APPLIANCES
• RECENT EXTERIOR PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (42.3% below list).
• Recommended offer: $173k (42.3% below list) — sets the bar for 1% rule.
• Cap rate 4.4% 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+, 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: Midtown Elementary School (math 49% / reading 78%, grade B, #46 of 627 statewide, top 8%, 999 students, 26% FRL); Bob Jones High School (math 53% / reading 51%, grade D+, #11 of 305 statewide, top 4%, 1,920 students, 24% FRL).
• Market conditions: Rents rising (+1.6%/yr); 390 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent is only 18% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,152 (42.3% 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: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $287,956
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
694 Crestview Dr	0.00mi	3/2.0	1,551 (+4%)	1mo	$299,987	$193	89
798 Seina Vista Dr	0.19mi	3/2.0	1,543 (+3%)	0mo	$290,000	$188	81
108 Stavemill Cir	0.08mi	3/2.0	1,629 (+9%)	1mo	$379,900	$233	76
120 Betty Williams Dr	0.32mi	4/2.0 (+1)	1,537 (+3%)	0mo	$290,000	$189	71
111 Betty Williams Dr	0.39mi	3/2.0	1,537 (+3%)	3mo	$296,000	$193	70
113 Betty Williams Dr	0.37mi	4/2.0 (+1)	1,537 (+3%)	1mo	$299,425	$195	68
1005 Wood Cir	0.30mi	3/2.0	1,618 (+8%)	2mo	$310,000	$192	67
107 Betty Williams Dr	0.41mi	4/2.0 (+1)	1,537 (+3%)	2mo	$280,000	$182	66
1109 Woodbine Rd	0.48mi	3/2.0	1,609 (+8%)	2mo	$225,000	$140	59
416 Walton Rd	0.38mi	3/2.0	1,306 (-12%)	1mo	$263,000	$201	57
217 Golden Rod Ln	0.56mi	3/2.0	1,318 (-12%)	3mo	$266,100	$202	48
1306 Nolan Ct	0.61mi	3/2.0	1,280 (-14%)	2mo	$260,000	$203	42

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: 19.3%
• Equity multiple: 2.56×
• Total profit: $131,449
• Equity at exit: $270,252

10-year hold

• IRR: 17.5%
• Equity multiple: 5.82×
• Total profit: $405,276
• Equity at exit: $582,809

Cash invested: $83,996 (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: 14.4×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-461

Break-even live

Break-even rent $2,315

Max offer price $218,530

Occupancy floor —

Sensitivity live

Price	-10% $-291	-5% $-376	+0% $-461	+5% $-546	+10% $-631
Rent	-10% $-598	-5% $-530	+0% $-461	+5% $-393	+10% $-324
Rate	-1.0pp $-310	-0.5pp $-385	base $-461	+0.5pp $-539	+1.0pp $-618

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: $74,997
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	45d	1	0.27mi
101 Springfield Ln Madison, AL	3.0	2.0	1640	$2,350	$1.43	45d	1	0.31mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	45d	1	0.31mi
121 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,000	$1.09	45d	1	0.32mi
115 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,090	$1.14	25d	1	0.36mi
112 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,049	$1.11	45d	1	0.38mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	45d	1	0.38mi
210 Waters Edge Ln #6 Madison, AL	2.0	2.0	1060	$1,075	$1.01	45d	1	0.39mi
349 Waters Edge Ln Unit n/a Madison, AL	2.0	2.0	1055	$1,050	$1.00	45d	1	0.39mi
262 Waters Edge Ln Unit 262 Madison, AL	2.0	2.0	1055	$1,175	$1.11	45d	1	0.40mi
416 Walton Rd Madison, AL	3.0	2.0	1306	$1,795	$1.37	15d	1	0.40mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	25d	1	0.42mi
510 Clift Dr Madison, AL	3.0	2.0	1197	$1,600	$1.34	45d	1	0.43mi
103 Betty Garrett Dr Madison, AL	4.0	2.0	1537	$2,600	$1.69	45d	1	0.44mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	45d	1	0.57mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,250	$1.64	15d	45	0.77mi
403 Oakland Rd Madison, AL	2.0	2.5	1165	$1,295	$1.11	45d	1	0.79mi
104 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	45d	1	0.80mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,445	$1.10	15d	11	0.80mi
111 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	45d	1	0.80mi
124 Westscott Dr Madison, AL	2.0	2.0	994	$1,025	$1.03	23d	1	0.83mi
194 Shelton Rd Madison, AL	2.0	1.0–2.0	729	$1,149	$1.58	15d	9	0.97mi
425 Falls PT SW Unit 1 Madison, AL	3.0	3.0	1375	$1,615	$1.17	45d	1	1.04mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,544	$1.59	15d	77	1.08mi
105 Browns Ridge Ln Unit 1 Madison, AL	2.0	2.0	984	$1,250	$1.27	25d	1	1.16mi
105 Whisperbrook Cir Madison, AL	3.0	2.0	1608	$1,800	$1.12	25d	1	1.16mi
134 Michli Rd Madison, AL	2.0	2.5	1564	$1,595	$1.02	45d	1	1.17mi
128 Michli Rd Madison, AL	2.0	3.0	1564	$1,550	$0.99	45d	1	1.17mi
202 High Rd Madison, AL	3.0	2.5	1759	$2,375	$1.35	25d	1	1.19mi
2300 Colonial Lake Dr Madison, AL	1.0–3.0	1.0–2.0	1083	$1,338	$1.23	15d	39	1.23mi
100 Arch St Pl Madison, AL	1.0–2.0	1.0–2.0	838	$1,706	$2.03	15d	20	1.24mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	23d	1	1.25mi
90 High St Unit 100A Madison, AL	2.0	1.0	900	$995	$1.11	45d	1	1.27mi
114 Telluride Dr Madison, AL	3.0	2.0	1578	$1,795	$1.14	45d	1	1.28mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$2,157	$1.88	15d	18	1.34mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$2,199	$1.59	15d	31	1.35mi
240 Stadium Way Madison, AL	1.0–2.0	1.0–2.0	995	$1,690	$1.70	15d	29	1.47mi

Listing history 2 events

1. 2026-04-25
   status Pending
2. 2026-04-23
   listed $299,987 Active

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $1,570 · $131/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 5/10 Major 6 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $20,778
• − Mortgage interest: −$16,804
• − Property taxes: −$1,570
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$8,727
• Taxable loss: −$11,147
• Est. tax savings @ 24.0%: +$2,675
• After-tax cash flow: $-2,858/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

2 events — show timeline

• 2026-04-25 Pending — VMLS
• 2026-04-23 Listed $299,987 VMLS

Property tax history

+7.1%/yr

Latest (2024): $1,570 · +6.0% YoY. Source: county tax records.