306 Addison Ct · New Market, AL 35761

$275,000

4 bd · 1.0 ba · 1,992 sqft · SingleFamily public records · 300 Days on market

Built 2019 $138/sqft · 17% below area Est $325k · 15% under $27/mo HOA · 1% 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).

• ARV discount +14.4/15.0
• Cash flow +8.8/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate Full-Brick Rancher. Welcome to this beautifully maintained 4-bedroom, 2.5-bath full-brick rancher, only 6 years old and packed with modern upgrades. Enjoy low-maintenance LVP flooring throughout, smooth ceilings, and an open-concept floor plan designed for effortless living and entertaining. The kitchen features granite countertops, and stainless steel appliances, flowing seamlessly into the living and dining areas. Retreat to the spacious owner’s suite with a private ensuite bath, while three additional bedrooms offer flexibility for guests, a home office, or growing families. A 2-car garage adds extra convenience.

Key facts

• Full-brick rancher
• Granite countertops
• Private ensuite bath

Tags

• FULL-BRICK RANCHER
• LOW-MAINTENANCE LVP FLOORING
• OPEN-CONCEPT FLOOR PLAN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-227 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (14.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (29.2% below list).
• Recommended offer: $195k (29.2% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.1% in New Market — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 300 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,676 (29.2% 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 300 days. Have you received any prior offers? Is the seller open to a 29% 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 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?
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: 0.71% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.54%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $324,641
• List price: $275,000
• Delta: -15.29%
• 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
125 Sidney Ruth Dr	0.15mi	4/2.0	1,820 (-9%)	2mo	$303,904	$167	73
105 Fellington Ct	0.23mi	4/3.0	2,103 (+6%)	2mo	$300,000	$143	71
106 Sidney Ruth Dr	0.23mi	4/2.0	1,820 (-9%)	1mo	$285,788	$157	70
115 Sidney Ruth Dr	0.14mi	4/3.0	2,200 (+10%)	1mo	$303,276	$138	68
111 Sidney Ruth Dr	0.18mi	4/3.0	2,200 (+10%)	2mo	$295,000	$134	64
120 Branton Ct	0.32mi	4/3.0	2,157 (+8%)	0mo	$320,000	$148	63
288 Tercel Dr	0.37mi	4/2.0	1,818 (-9%)	2mo	$264,900	$146	63
390 Jackson Point Cir Unit A	0.70mi	4/2.0	1,841 (-8%)	2mo	$282,400	$153	49
377 Jackson Point Cir	0.70mi	4/2.0	1,841 (-8%)	3mo	$289,900	$157	48
392 Jackson Point Cir Unit B	0.70mi	4/2.0	1,841 (-8%)	3mo	$283,400	$154	48
391 Jackson Point Cir Unit B	0.70mi	5/3.0 (+1)	2,092 (+5%)	2mo	$304,335	$145	44
392 Jackson Point Cir Unit A	0.70mi	5/3.0 (+1)	2,092 (+5%)	2mo	$303,300	$145	44

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-59,081
• Equity at exit: $41,003

10-year hold

• IRR: -16.4%
• Equity multiple: 0.09×
• Total profit: $-70,292
• Equity at exit: $23,777

Cash invested: $77,000 (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 35761

• Home prices YoY: -9.3%
• Active inventory: 391
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,947 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$181 /mo · $2,176/yr
• Insurance: −$115
• HOA: −$27
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-227

Break-even live

Break-even rent $2,234

Max offer price $234,878

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-149	+0% $-227	+5% $-305	+10% $-383
Rent	-10% $-381	-5% $-304	+0% $-227	+5% $-150	+10% $-73
Rate	-1.0pp $-89	-0.5pp $-157	base $-227	+0.5pp $-298	+1.0pp $-371

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Addison Ct New Market, AL	4.0	3.0	2167	$1,850	$0.85	14d	1	0.04mi
105 Fellington Ct New Market, AL	4.0	3.0	2103	$2,000	$0.95	21d	1	0.27mi
102 Derbyshire Dr New Market, AL	3.0	2.0	1537	$1,600	$1.04	44d	1	0.32mi
292 Tercel Dr New Market, AL	4.0	2.0	1608	$1,600	$1.00	44d	1	0.35mi
129 Canonbury Dr New Market, AL	4.0	2.0	1886	$1,950	$1.03	44d	1	0.39mi
129 Canonbury Dr New Market, AL	4.0	2.0	1884	$1,900	$1.01	21d	1	0.39mi
227 Falcon Ridge Dr Huntsville, AL	3.0	2.0	1425	$1,591	$1.12	44d	1	0.39mi
236 Tanner Point Dr New Market, AL	3.0	2.0	1288	$1,665	$1.29	14d	1	0.39mi
228 Tanner Point Dr New Market, AL	3.0	2.0	1645	$1,750	$1.06	44d	1	0.42mi
121 Rolling Green Dr New Market, AL	4.0	2.0	1863	$1,825	$0.98	24d	1	0.45mi
4429 Maysville Rd NE Huntsville, AL	3.0	2.0	1248	$1,650	$1.32	14d	1	0.60mi
112 Raptor Ct Huntsville, AL	3.0	2.0	1242	$1,700	$1.37	44d	1	0.60mi
104 Bataleur Ct Huntsville, AL	3.0	2.0	1250	$1,600	$1.28	44d	1	0.69mi
109 Tanner Ridge Cir New Market, AL	3.0	2.0	1332	$1,595	$1.20	44d	1	0.70mi
157 Olde Hearth Rd New Market, AL	3.0	2.0	1466	$1,664	$1.14	21d	1	0.97mi
165 Olde Hearth Rd New Market, AL	3.0	2.0	1355	$1,684	$1.24	44d	1	0.97mi
174 River Pointe Dr New Market, AL	3.0	2.0	1620	$1,719	$1.06	24d	1	1.07mi
101 Fawn Forest Dr New Market, AL	3.0	2.0	1630	$1,750	$1.07	44d	1	1.09mi
105 Fawn Forest Dr New Market, AL	4.0	2.0	1800	$1,700	$0.94	44d	1	1.13mi
108 Eagles Watch Ct New Market, AL	3.0	2.0	1551	$1,795	$1.16	24d	1	1.22mi
127 Tine Ln New Market, AL	3.0	2.0	1542	$2,100	$1.36	14d	1	1.33mi
104 Grove Hill Cir New Market, AL	3.0	2.0	2400	$2,095	$0.87	21d	1	1.35mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 18 events

1. 2026-06-08
   days on market $275,000 Active 300 DOM
2. 2026-06-07
   days on market $275,000 Active 299 DOM
3. 2026-06-02
   days on market $275,000 Active 294 DOM
4. 2026-06-01
   pricedays on market $275,000 Active 293 DOM
5. 2026-05-31
   days on market $285,000 Active 292 DOM
6. 2026-05-30
   days on market $285,000 Active 291 DOM
7. 2025-12-04
   price $285,000 640-char remark

   Show marketing remark (640 chars)

   Immaculate Full-Brick Rancher. Welcome to this beautifully maintained 4-bedroom, 2.5-bath full-brick rancher, only 6 years old and packed with modern upgrades. Enjoy low-maintenance LVP flooring throughout, smooth ceilings, and an open-concept floor plan designed for effortless living and entertaining. The kitchen features granite countertops, and stainless steel appliances, flowing seamlessly into the living and dining areas. Retreat to the spacious owner’s suite with a private ensuite bath, while three additional bedrooms offer flexibility for guests, a home office, or growing families. A 2-car garage adds extra convenience.

8. 2025-10-16
   price $289,000 640-char remark

   Show marketing remark (640 chars)

   Immaculate Full-Brick Rancher. Welcome to this beautifully maintained 4-bedroom, 2.5-bath full-brick rancher, only 6 years old and packed with modern upgrades. Enjoy low-maintenance LVP flooring throughout, smooth ceilings, and an open-concept floor plan designed for effortless living and entertaining. The kitchen features granite countertops, and stainless steel appliances, flowing seamlessly into the living and dining areas. Retreat to the spacious owner’s suite with a private ensuite bath, while three additional bedrooms offer flexibility for guests, a home office, or growing families. A 2-car garage adds extra convenience.

9. 2025-08-12
   listed $295,000 Active 640-char remark

   Show marketing remark (640 chars)

   Immaculate Full-Brick Rancher. Welcome to this beautifully maintained 4-bedroom, 2.5-bath full-brick rancher, only 6 years old and packed with modern upgrades. Enjoy low-maintenance LVP flooring throughout, smooth ceilings, and an open-concept floor plan designed for effortless living and entertaining. The kitchen features granite countertops, and stainless steel appliances, flowing seamlessly into the living and dining areas. Retreat to the spacious owner’s suite with a private ensuite bath, while three additional bedrooms offer flexibility for guests, a home office, or growing families. A 2-car garage adds extra convenience.

10. 2022-05-12
    price $1,785
11. 2021-12-02
    soldstatus $278,000
12. 2021-11-19
    soldstatus $278,000 Sold 580-char remark

    Show marketing remark (580 chars)

    This beautiful 4 Bedroom, 2 1/2 bath full brick home has an open floorplan that is great for entertaining. Foyer, great room, dining area and kitchen have beautiful dark floors, with smooth ceilings. The great room area has trey ceilings and lots of windows. The kitchen has granite countertops, stainless steel appliances, a large island and pantry. You’ll love the master suite and glamour bath offering a separate shower, large soaker tub and raised vanity with lots of storage and double sinks! Community has a great cabana with outdoor kitchen, playground and pool.

13. 2021-10-30
    status Pending 580-char remark

    Show marketing remark (580 chars)

    This beautiful 4 Bedroom, 2 1/2 bath full brick home has an open floorplan that is great for entertaining. Foyer, great room, dining area and kitchen have beautiful dark floors, with smooth ceilings. The great room area has trey ceilings and lots of windows. The kitchen has granite countertops, stainless steel appliances, a large island and pantry. You’ll love the master suite and glamour bath offering a separate shower, large soaker tub and raised vanity with lots of storage and double sinks! Community has a great cabana with outdoor kitchen, playground and pool.

14. 2021-10-24
    listed $285,500 Active 580-char remark

    Show marketing remark (580 chars)

    This beautiful 4 Bedroom, 2 1/2 bath full brick home has an open floorplan that is great for entertaining. Foyer, great room, dining area and kitchen have beautiful dark floors, with smooth ceilings. The great room area has trey ceilings and lots of windows. The kitchen has granite countertops, stainless steel appliances, a large island and pantry. You’ll love the master suite and glamour bath offering a separate shower, large soaker tub and raised vanity with lots of storage and double sinks! Community has a great cabana with outdoor kitchen, playground and pool.

15. 2019-05-02
    soldstatus $197,990 Sold
16. 2019-03-25
    status Pending
17. 2019-03-05
    price $197,990
18. 2018-12-31
    listed $195,990 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: $2,176 · $181/mo
• Projected year-2 tax: $2,176 · $181/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 2/10 Low
• 🌡 Heat 6/10 Major 8 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $23,361
• − Mortgage interest: −$15,404
• − Property taxes: −$2,176
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − HOA: −$324
• − Depreciation: −$8,000
• Taxable loss: −$7,656
• Est. tax savings @ 24.0%: +$1,837
• After-tax cash flow: $-888/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

+45.4% since first listed

12 events — show timeline

• 2025-12-04 Price Changed $285,000 VMLS
• 2025-10-16 Price Changed $289,000 VMLS
• 2025-08-12 Listed $295,000 VMLS
• 2022-05-12 Price Changed $1,785 RENT.
• 2021-12-02 Sold (Public Records) $278,000 Public Records
• 2021-11-19 Sold (MLS) $278,000 VMLS
• 2021-10-30 Pending — VMLS
• 2021-10-24 Listed $285,500 VMLS
• 2019-05-02 Sold (MLS) $197,990 VMLS
• 2019-03-25 Pending — VMLS
• 2019-03-05 Price Changed $197,990 VMLS
• 2018-12-31 Listed $195,990 VMLS

Property tax history

+70.6%/yr

Latest (2024): $2,176 · +4.2% YoY. Source: county tax records.