112 Mill Walk Ct · Madison, AL 35758

$625,000

4 bd · 2.0 ba · 3,243 sqft · SingleFamily public records · 35 Days on market

Built 2009 $193/sqft · at area comps Est $654k · at est. $44/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).

• Appreciation +10.0/10.0
• ARV discount +9.5/15.0
• Schools +5.6/10.0
• Cash flow +4.4/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

WELCOME HOME! ASSUMABLE VA LOAN AT 2.25% for qualified buyers. Quiet cul-de-sac in an established Madison City neighborhood sits this beautiful 4bed/4.5bath home. Dedicated office/study for those that work from home, formal dining room plus a generous breakfast room. Large kitchen with plenty of cabinetry and pantry. Primary bedroom and glamor bathroom separated from the additional 3 bedrooms. Bonus/rec room upstairs with walk-in storage and a full bathroom. HEATED AND COOLED Sunroom with Champion windows, perfect for relaxing and enjoying the view. STORM SHELTER, HVAC 2018,2009, ROOF 2023, FRESH PAINT & NEW CARPET. Walk to the Bradford Creek Greenway and the Dog park!

Key facts

• 3 garage spots
• Community pool
• Built 2009

Property features AI

Finance

• Other: Lot dimensions approx. 55 x 126 x 162 x 108 x 155; Living area listed as 3,539 square feet
• HOA & community: HOA with annual fee ($525/year); Community clubhouse; Community pool; Curbs and sidewalks in the community; Subdivision: Millstone

Exterior

• Parking: Attached three-car garage that faces the side
• Utilities: Public water; Public sewer; Electrical service (standard)
• Home design: Single-family residence; Residential property; Built in 2009; One and one-half story
• Construction: Brick construction; Slab foundation
• Exterior features: Curb and gutters; Sidewalk; Underground utilities; Sprinkler system; Storm shelter; Patio; Front porch; Covered porch

Interior

• Bathrooms: 4 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $625k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (46.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (57.3% below list).
• Recommended offer: $267k (57.3% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 2.6% in Madison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Mill Creek Elementary School (math 61% / reading 77%, grade A-, #29 of 627 statewide, top 5%, 940 students, 22% FRL).
• Market conditions: Rents rising (+1.6%/yr); 382 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• In year one you build about $67k of equity ($4k loan paydown + $62k 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 ~$107k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,879 (57.3% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 57% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.43% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.21%
• DSCR: 0.50
• GRM: 19.5

CMA / ARV

• ARV (median comp): $653,632
• List price: $625,000
• Delta: -4.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Heritage Mill Dr	0.11mi	4/3.5	3,239 (-0%)	1mo	$547,500	$169	88
520 Mill Rd	0.12mi	5/3.0 (+1)	3,349 (+3%)	5mo	$1,250,000	$373	76
111 Mill Ridge Dr	0.15mi	4/4.5	3,259 (+0%)	10mo	$529,000	$162	74
134 Mill Park Ln	0.33mi	4/3.5	2,827 (-13%)	0mo	$525,000	$186	57
108 Pitalo St	0.54mi	5/3.5 (+1)	3,366 (+4%)	1mo	$549,000	$163	56
100 Spotted Fawn Rd	0.70mi	4/3.0	3,191 (-2%)	9mo	$519,000	$163	53
135 Mill Park Ln	0.33mi	5/4.5 (+1)	3,590 (+11%)	6mo	$605,000	$169	46
137 Spotted Fawn Rd	0.62mi	4/3.0	2,810 (-13%)	0mo	$470,000	$167	44
123 Cormorant Lndg	0.69mi	4/3.5	3,618 (+12%)	1mo	$585,000	$162	42
104 Pitalo St	0.52mi	5/3.5 (+1)	3,596 (+11%)	7mo	$515,000	$143	41
102 Kayo Rd	0.70mi	4/3.0	2,773 (-14%)	3mo	$474,000	$171	37
117 Westminster Way	0.63mi	3/2.5 (-1)	2,767 (-15%)	7mo	$425,000	$154	33

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: 16.2%
• Equity multiple: 2.33×
• Total profit: $232,241
• Equity at exit: $563,050

10-year hold

• IRR: 15.4%
• Equity multiple: 5.33×
• Total profit: $757,935
• Equity at exit: $1,214,238

Cash invested: $175,000 (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: 19.5×

Monthly cashflow live

• Estimated rent: $2,669 high
• Mortgage (P&I): −$3,278
• Tax from tax record: −$160 /mo · $1,925/yr
• Insurance: −$260
• HOA: −$44
• Vacancy / Maint / Mgmt: −$560
• Net cashflow: $-1,634

Break-even live

Break-even rent $4,737

Max offer price $336,330

Occupancy floor —

Sensitivity live

Price	-10% $-1,280	-5% $-1,457	+0% $-1,634	+5% $-1,811	+10% $-1,988
Rent	-10% $-1,845	-5% $-1,740	+0% $-1,634	+5% $-1,529	+10% $-1,423
Rate	-1.0pp $-1,319	-0.5pp $-1,475	base $-1,634	+0.5pp $-1,796	+1.0pp $-1,961

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Mill Ridge Dr Madison, AL	4.0	3.5	3453	$3,100	$0.90	15d	1	0.12mi
240 Heritage Mill Dr Madison, AL	4.0	4.5	3600	$2,975	$0.83	45d	1	0.36mi
227 Park Stone Dr Madison, AL	4.0	2.5	2516	$2,300	$0.91	24d	1	0.65mi
137 Cormorant Lndg Madison, AL	4.0	3.5	3692	$3,600	$0.98	24d	1	0.77mi
104 Horseshoe Bnd S Madison, AL	4.0	3.5	3100	$2,650	$0.85	45d	1	1.17mi
189 Merganser Blvd Madison, AL	4.0	2.5	2225	$1,995	$0.90	24d	1	1.24mi
123 Chelsea Park Madison, AL	3.0	3.0	2580	$2,650	$1.03	15d	1	1.31mi
110 Chelsea Park Madison, AL	3.0	2.5	2311	$2,600	$1.13	45d	1	1.32mi

HOA detail

• Monthly dues: $44 · $528/yr

Listing history 18 events

1. 2026-06-18
   days on market $625,000 Active 35 DOM
2. 2026-06-17
   days on market $625,000 Active 34 DOM
3. 2026-06-16
   days on market $625,000 Active 33 DOM
4. 2026-06-15
   days on market $625,000 Active 32 DOM
5. 2026-06-14
   days on market $625,000 Active 30 DOM
6. 2026-06-10
   days on market $625,000 Active 27 DOM
7. 2026-06-09
   days on market $625,000 Active 26 DOM
8. 2026-06-08
   days on market $625,000 Active 25 DOM
9. 2026-06-07
   days on market $625,000 Active 24 DOM
10. 2026-06-03
    days on market $625,000 Active 20 DOM
11. 2026-06-02
    days on market $625,000 Active 19 DOM
12. 2026-06-01
    days on market $625,000 Active 18 DOM
13. 2026-05-31
    days on market $625,000 Active 17 DOM
14. 2026-05-30
    days on market $625,000 Active 16 DOM
15. 2026-05-14
    listed $625,000 Active 682-char remark
16. 2026-04-28
    historical $3,500
17. 2026-04-08
    price $3,500
18. 2026-02-06
    listed $3,750

ⓘ 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: $1,925 · $160/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$637/yr (+$53/mo · 33.1%)

ⓘ 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 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,025
• − Mortgage interest: −$35,010
• − Property taxes: −$1,925
• − Insurance: −$3,125
• − Repairs & maintenance: −$2,562
• − Management: −$2,562
• − HOA: −$528
• − Depreciation: −$18,182
• Taxable loss: −$31,869
• Est. tax savings @ 24.0%: +$7,648
• After-tax cash flow: $-11,961/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

+16566.7% since first listed

4 events — show timeline

• 2026-05-14 Listed $625,000 VMLS
• 2026-04-28 Rental Removed $3,500 VMLS
• 2026-04-08 Price Changed $3,500 VMLS
• 2026-02-06 Listed for Rent $3,750 VMLS

Property tax history

+3.0%/yr

Latest (2017): $1,925 · +7.9% YoY. Source: county tax records.