239 Grove Village Way · Madison, AL 35758

$349,000

3 bd · 1.0 ba · 1,594 sqft · SingleFamily public records · 20 Days on market

Built 2014 7,405 sqft lot Est $298k · 17% over $50/mo HOA · 3% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

BEAUTIFUL 3-BEDROOM HOME. This home is only six years old and has so many wonderful features. A covered front porch and a screened back porch to relax and enjoy. This home of leisure has an isolated master suite with cultured marble Shower, a Great room with 5" hand scraped hardwood flooring and fireplace with gas logs, the kitchen has stainless steel appliances and granite counter tops. You'll find beautiful crown molding through out the home. There is tile in all the wet areas, plus granite in baths, tank less water heater, rope lighting and recessed lighting. Two-car rear entry garage.

Key facts

• Open floor plan
• Gas fireplace
• Ceramic tile

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• CERAMIC TILE
• GRANITE COUNTERTOPS
• GAS FIREPLACE
• PRIVATE ENSUITE BATH

Property features AI

Finance

• HOA & community: Community association with an annual fee of $600

Exterior

• Parking: Two-car garage with rear-facing door and automatic opener
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 2014; Residential property
• Construction: Slab foundation
• Exterior features: Lot in Grove Park subdivision

Interior

• Bedrooms: Total rooms: 6
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas log fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-672 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (34.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (44.8% below list).
• Recommended offer: $192k (44.8% below list) — sets the bar for 1% rule.
• Cap rate 4.0% 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: Columbia Elementary School (math 52% / reading 77%, grade B, #43 of 627 statewide, top 7%, 784 students, 23% FRL); Liberty Middle School (math 45% / reading 77%, grade B+, #9 of 257 statewide, top 3%, 1,493 students, 22% FRL).
• Market conditions: Rents rising (+1.6%/yr); 382 active listings in the ZIP; 25 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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.
• Current owner paid $250k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $192,493 (44.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.55% ✗
• Cap rate: 3.98%
• Cash-on-cash: -8.26%
• DSCR: 0.63
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $298,078
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Grove Village Way	0.01mi	3/3.0	1,581 (-1%)	3mo	$349,500	$221	88
102 Justice Way	0.69mi	3/2.0	1,588 (-0%)	5mo	$315,000	$198	59
102 Corrine Dr	0.49mi	3/2.0	1,560 (-2%)	21mo	$215,100	$138	52
114 Haven Ridge Rd	0.74mi	3/2.0	1,595 (+0%)	13mo	$310,000	$194	50
126 Kendrick Ln	0.57mi	3/2.0	1,548 (-3%)	22mo	$289,900	$187	46
110 Autumn Haven Ln	0.67mi	4/2.0 (+1)	1,755 (+10%)	2mo	$315,000	$179	41
104 Davion Ct	0.63mi	4/2.0 (+1)	1,796 (+13%)	3mo	$338,500	$188	38
100 Haven Ridge Rd	0.65mi	3/2.0	1,760 (+10%)	15mo	$329,000	$187	36
117 Autumn Haven Ln	0.74mi	3/2.0	1,750 (+10%)	23mo	$319,900	$183	25

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: 18.1%
• Equity multiple: 2.48×
• Total profit: $144,441
• Equity at exit: $314,407

10-year hold

• IRR: 16.7%
• Equity multiple: 5.64×
• Total profit: $453,625
• Equity at exit: $678,030

Cash invested: $97,720 (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: 15.1×

Monthly cashflow live

• Estimated rent: $1,925 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$145
• HOA: −$50
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-672

Break-even live

Break-even rent $2,776

Max offer price $230,243

Occupancy floor —

Sensitivity live

Price	-10% $-475	-5% $-573	+0% $-672	+5% $-771	+10% $-870
Rent	-10% $-824	-5% $-748	+0% $-672	+5% $-596	+10% $-520
Rate	-1.0pp $-497	-0.5pp $-583	base $-672	+0.5pp $-763	+1.0pp $-855

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Paul Revere Dr Madison, AL	3.0	2.0	2045	$2,000	$0.98	22d	1	0.24mi
247 De Jan Rd Madison, AL	3.0	2.0	1595	$1,700	$1.07	45d	1	0.66mi
106 Blanchard Pl Madison, AL	3.0	2.0	1926	$2,100	$1.09	24d	1	0.66mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1905	$2,050	$1.08	24d	1	0.66mi
104 Kings Cross Dr Madison, AL	3.0	2.0	1906	$2,050	$1.08	45d	1	0.66mi
195 Amsterdam Pl Madison, AL	4.0	2.0	1820	$2,200	$1.21	15d	1	0.70mi
275 Old Overton Dr Madison, AL	3.0	2.0	2078	$2,295	$1.10	45d	1	0.76mi
12820 Oliver Ln Madison, AL	3.0	2.0	1800	$1,895	$1.05	22d	1	0.78mi
109 DuPont Cir Madison, AL	3.0	2.0	1725	$1,895	$1.10	15d	1	1.00mi
28 Belmont Pl Madison, AL	3.0	2.5	2042	$2,200	$1.08	45d	1	1.02mi
28 Belmont Pl Madison, AL	3.0	2.5	2042	$2,200	$1.08	24d	1	1.02mi
54 Belmont Pl Madison, AL	3.0	2.0	2124	$2,100	$0.99	24d	1	1.04mi
104 Chelsea Park Madison, AL	3.0	3.0	2061	$2,300	$1.12	45d	1	1.06mi
137 Clover Ridge Dr Madison, AL	3.0	2.0	1860	$1,850	$0.99	15d	1	1.10mi
114 Clover Ridge Dr Madison, AL	3.0	2.0	2002	$2,250	$1.12	45d	1	1.17mi
649 Gooch Ln Madison, AL	4.0	2.0	1913	$2,061	$1.08	45d	1	1.31mi
102 McDermotts Way Madison, AL	3.0	2.0	1462	$1,675	$1.15	15d	1	1.31mi
113 Claytor Ln Madison, AL	3.0	2.0	1650	$1,795	$1.09	15d	1	1.35mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	45d	1	1.37mi
111 Tumbleweed Dr Madison, AL	4.0	2.0	2010	$2,450	$1.22	15d	1	1.42mi
5541 Promenade Point Pkwy NW Madison, AL	1.0–3.0	1.0–2.0	1556	$2,300	$1.48	22d	1	1.42mi
139 Angela Dr Madison, AL	2.0	2.0	1160	$995	$0.86	15d	1	1.43mi
1150 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1020	$1,616	$1.58	22d	50	1.43mi
1110 Liberty Dr Unit 1110 Madison, AL	2.0	2.0	1100	$1,200	$1.09	24d	1	1.45mi
5550 Promenade Point Pkwy Madison, AL	1.0–3.0	1.0–2.0	968	$1,404	$1.45	15d	13	1.47mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: watergas

Listing history 16 events

1. 2026-06-18
   days on market $349,000 Active 20 DOM
2. 2026-06-17
   days on market $349,000 Active 19 DOM
3. 2026-06-16
   days on market $349,000 Active 18 DOM
4. 2026-06-15
   days on market $349,000 Active 17 DOM
5. 2026-06-14
   days on market $349,000 Active 15 DOM
6. 2026-06-10
   days on market $349,000 Active 12 DOM
7. 2026-06-09
   days on market $349,000 Active 11 DOM
8. 2026-06-08
   days on market $349,000 Active 10 DOM
9. 2026-06-07
   remarks 694-char remark
10. 2026-06-07
    days on market $349,000 Active 9 DOM
11. 2026-06-03
    days on market $349,000 Active 5 DOM
12. 2026-06-02
    days on market $349,000 Active 4 DOM
13. 2026-06-01
    days on market $349,000 Active 3 DOM
14. 2026-05-31
    days on market $349,000 Active 2 DOM
15. 2026-05-30
    remarks 652-char remark
16. 2026-05-30
    listed $349,000 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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/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 ≥105°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,099
• − Mortgage interest: −$19,549
• − Property taxes: −$2,008
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − HOA: −$600
• − Depreciation: −$10,153
• Taxable loss: −$14,652
• Est. tax savings @ 24.0%: +$3,516
• After-tax cash flow: $-4,551/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

+67.1% since first listed

7 events — show timeline

• 2026-05-29 Listed $349,000 VMLS
• 2020-09-02 Sold (Public Records) $250,000 Public Records
• 2020-08-31 Sold (MLS) $250,000 VMLS
• 2020-08-02 Pending — VMLS
• 2020-07-30 Listed $243,500 VMLS
• 2015-06-19 Sold (MLS) $212,500 VMLS
• 2014-08-15 Listed $208,900 VMLS

Property tax history

+15.9%/yr

Latest (2024): $2,008 · +3.6% YoY. Source: county tax records.