The Benson II Roman Randall Rd · New Market, AL 35761

$246,900

3 bd · 2.5 ba · 1,813 sqft · SingleFamily · 268 Days on market

9,147 sqft lot $136/sqft · 15% below area Est $289k · 15% under $13/mo HOA · 1% of rent ↓ 3% since listing

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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 +14.1/15.0
• Cash flow +9.1/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Proposed Construction- LOTS AVAILABLE TO BUILD THIS PLAN. 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 countertop workspace, a center island with 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 storage closet that can be optioned to a 4th bedroom. Photos are representative. Colors/Finishes will vary.

Key facts

• Light-filled entry
• Spacious closet
• 9,147 sq ft lot

Tags

• LIGHT-FILLED ENTRY
• WELL-DESIGNED KITCHEN
• CENTER ISLAND WITH SINK
• SPACIOUS CLOSET
• LOFT WITH STORAGE CLOSET

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 $-192 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (21.7% below list).
• Recommended offer: $193k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: amenities F, commute F, employment 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.
• Zoned schools: Riverton Elementary School (math 52% / reading 67%, grade B-, #63 of 627 statewide, top 10%, 581 students, 29% FRL); Buckhorn Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 688 students, 38% FRL); Buckhorn High School (math 31% / reading 33%, grade F, #59 of 305 statewide, top 21%, 1,287 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• 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 $7k 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 268 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $193,377 (21.7% 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 268 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.6

CMA / ARV

• ARV (median comp): $289,000
• List price: $246,900
• Delta: -14.57%
• 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	0.06mi	3/2.5	1,813 (0%)	1mo	$270,365	$149	97
218 Roman Randall Rd	0.07mi	3/2.5	1,813 (0%)	3mo	$268,495	$148	95
156 County Lake Rd	0.21mi	3/2.0	1,768 (-2%)	4mo	$275,000	$156	81
215 Roman Randall Rd	0.07mi	3/2.0	1,676 (-8%)	2mo	$280,000	$167	81
213 Roman Randall Rd	0.09mi	4/2.0 (+1)	1,748 (-4%)	10mo	$299,800	$172	75
205 Roman Randall Rd	0.14mi	3/2.0	1,947 (+7%)	9mo	$320,000	$164	72
5655 Maysville Rd	0.45mi	3/2.0	1,939 (+7%)	9mo	$450,000	$232	57
210 Duck Creek Dr	0.71mi	3/2.0	1,761 (-3%)	12mo	$297,000	$169	50
3492 Winchester Rd E	0.55mi	3/2.0	1,559 (-14%)	0mo	$235,000	$151	49
147 Rose Valley Dr	0.57mi	3/2.0	1,620 (-11%)	7mo	$291,780	$180	48
152 Rose Valley Dr	0.58mi	3/2.0	1,620 (-11%)	9mo	$264,900	$164	46
122 Burdine St	0.56mi	4/2.0 (+1)	1,964 (+8%)	8mo	$297,900	$152	46

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-52,174
• Equity at exit: $36,814

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-60,994
• Equity at exit: $21,347

Cash invested: $69,132 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,295
• Tax est. 1.5%: −$309 /mo · $3,704/yr
• Insurance: −$103
• HOA: −$13
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-192

Break-even live

Break-even rent $2,176

Max offer price $219,176

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-106	+0% $-192	+5% $-277	+10% $-362
Rent	-10% $-344	-5% $-268	+0% $-192	+5% $-115	+10% $-39
Rate	-1.0pp $-67	-0.5pp $-129	base $-192	+0.5pp $-256	+1.0pp $-321

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: $61,725
• Closing costs: $7,407
• 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	0.45mi
127 Tine Ln New Market, AL	3.0	2.0	1542	$2,100	$1.36	15d	1	0.54mi
108 Eagles Watch Ct New Market, AL	3.0	2.0	1551	$1,795	$1.16	25d	1	0.81mi
105 Fawn Forest Dr New Market, AL	4.0	2.0	1800	$1,700	$0.94	45d	1	0.84mi
101 Fawn Forest Dr New Market, AL	3.0	2.0	1630	$1,750	$1.07	45d	1	0.87mi
157 Olde Hearth Rd New Market, AL	3.0	2.0	1466	$1,664	$1.14	22d	1	0.89mi
165 Olde Hearth Rd New Market, AL	3.0	2.0	1355	$1,684	$1.24	45d	1	0.89mi
174 River Pointe Dr New Market, AL	3.0	2.0	1620	$1,719	$1.06	25d	1	1.00mi
156 Cranbrook Dr New Market, AL	3.0	3.0	1687	$1,556	$0.92	45d	1	1.24mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 18 events

1. 2026-06-18
   days on market $246,900 Active 268 DOM
2. 2026-06-17
   days on market $246,900 Active 267 DOM
3. 2026-06-16
   days on market $246,900 Active 266 DOM
4. 2026-06-15
   days on market $246,900 Active 265 DOM
5. 2026-06-14
   days on market $246,900 Active 263 DOM
6. 2026-06-10
   days on market $246,900 Active 260 DOM
7. 2026-06-09
   days on market $246,900 Active 259 DOM
8. 2026-06-08
   days on market $246,900 Active 258 DOM
9. 2026-06-07
   days on market $246,900 Active 257 DOM
10. 2026-06-02
    days on market $246,900 Active 252 DOM
11. 2026-06-01
    days on market $246,900 Active 251 DOM
12. 2026-05-31
    days on market $246,900 Active 250 DOM
13. 2026-05-30
    pricedays on market $246,900 Active 249 DOM
14. 2026-04-01
    price $251,900 616-char remark

    Show marketing remark (616 chars)

    Proposed Construction- LOTS AVAILABLE TO BUILD THIS PLAN. 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 countertop workspace, a center island with 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 storage closet that can be optioned to a 4th bedroom. Photos are representative. Colors/Finishes will vary.

15. 2026-03-26
    price $250,900 616-char remark

    Show marketing remark (616 chars)

    Proposed Construction- LOTS AVAILABLE TO BUILD THIS PLAN. 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 countertop workspace, a center island with 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 storage closet that can be optioned to a 4th bedroom. Photos are representative. Colors/Finishes will vary.

16. 2026-03-26
    status Active 616-char remark

    Show marketing remark (616 chars)

    Proposed Construction- LOTS AVAILABLE TO BUILD THIS PLAN. 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 countertop workspace, a center island with 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 storage closet that can be optioned to a 4th bedroom. Photos are representative. Colors/Finishes will vary.

17. 2025-08-29
    price $249,900 616-char remark

    Show marketing remark (616 chars)

    Proposed Construction- LOTS AVAILABLE TO BUILD THIS PLAN. 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 countertop workspace, a center island with 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 storage closet that can be optioned to a 4th bedroom. Photos are representative. Colors/Finishes will vary.

18. 2025-07-31
    listed $259,900 Active 616-char remark

    Show marketing remark (616 chars)

    Proposed Construction- LOTS AVAILABLE TO BUILD THIS PLAN. 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 countertop workspace, a center island with 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 storage closet that can be optioned to a 4th bedroom. Photos are representative. Colors/Finishes will vary.

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

Taxation est. · year 1

• Rental income: $23,205
• − Mortgage interest: −$13,830
• − Property taxes: −$3,704
• − Insurance: −$1,234
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$156
• − Depreciation: −$7,183
• Taxable loss: −$6,614
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $-712/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

-3.1% since first listed

5 events — show timeline

• 2026-04-01 Price Changed $251,900 VMLS
• 2026-03-26 Price Changed $250,900 VMLS
• 2026-03-26 Relisted — VMLS
• 2025-08-29 Price Changed $249,900 VMLS
• 2025-07-31 Listed $259,900 VMLS