105 Idared Ln · Madison, AL 35758

$479,900

4 bd · 2.5 ba · 2,823 sqft · SingleFamily public records · 26 Days on market

Built 2016 9,880 sqft lot $170/sqft · 7% below area Est $527k · 9% under $46/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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Cash flow +4.2/30.0
• 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 MLS

COMMUNITY IS ALMOST COMPLETE - DON'T MISS OUT! Another example of THE MOST LUXURY HOME FOR THE MONEY! Lots of hardwood, open plan and pretty gray cabinets on island. Isolated secondary bedrooms. Drop zone with Cubbies near garage. Mortgage-related closing costs paid with use of a preferred lender. Gas fireplace and cooktop. 2-10 BUILDER WARRANTY. Community pool/cabana and access to City playground. Prime location near shopping, dining and hospital. Sought-after Madison schools nearby.

Key facts

• 9,880 sq ft lot
• 2 garage spots
• Built 2016

Tags

• FULLY UPDATED KITCHEN
• SHORT DRIVE TO RESEARCH PARK
• SHORT DRIVE TO TOWN MADISON

Property features AI

Finance

• Other: Lot dimensions approximately 76 x 130; Living area reported as 2,887 square feet
• Financial info: Financial details not specified
• HOA & community: Homeowner association with annual fee of $550; Subdivision: Applewood; Community curbs

Exterior

• Parking: Attached two-car garage facing front; Concrete driveway
• Security: Security features not specified
• Utilities: Public water; Public sewer; Public power (assumed)
• Home design: Single-family residence; One and one-half stories; Built in 2016; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Covered patio; Covered porch; Curb and gutters; Sidewalk

Interior

• Kitchen: Cooktop; Dishwasher; Microwave
• Bedrooms: Bedrooms not specified
• Flooring: Flooring not specified
• Bathrooms: Three full bathrooms and one half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas-log fireplace (one)
• Laundry & utility: Laundry not specified

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (47.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (53.9% below list).
• Recommended offer: $221k (53.9% below list) — sets the bar for 1% rule.

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); James Clemens High School (math 50% / reading 53%, grade D+, #14 of 305 statewide, top 4%, 2,149 students, 21% FRL).
• Market conditions: Rents rising (+1.6%/yr); 390 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($473k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $350k; 37% 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 $221,285 (53.9% 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: 0.46% ✗
• Cap rate: 3.06%
• Cash-on-cash: -11.56%
• DSCR: 0.49
• GRM: 18.1

CMA / ARV

• ARV (median comp): $526,975
• List price: $479,900
• Delta: -8.93%
• 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
107 Duchess Dr	0.06mi	4/3.5	2,903 (+3%)	8mo	$480,000	$165	82
107 Monument Ln	0.28mi	4/3.0	2,706 (-4%)	8mo	$440,000	$163	72
114 Galt Ln	0.46mi	4/3.0	2,818 (-0%)	10mo	$440,000	$156	68
104 Fireside Ln	0.10mi	3/3.5 (-1)	3,059 (+8%)	7mo	$525,000	$172	66
207 Idared Ln	0.13mi	4/3.0	2,468 (-13%)	13mo	$454,900	$184	60
101 Annapolis Ct	0.43mi	4/3.0	2,631 (-7%)	9mo	$467,800	$178	59
107 Annapolis Ct	0.46mi	4/3.0	2,649 (-6%)	11mo	$445,000	$168	57
208 Greythorne Dr	0.45mi	4/3.5	3,003 (+6%)	11mo	$585,000	$195	55
123 Chelsea Park Row	0.61mi	3/3.0 (-1)	2,580 (-9%)	4mo	$417,900	$162	46
115 Galt Ln	0.45mi	4/2.5	2,445 (-13%)	13mo	$416,000	$170	46
104 Tottenham Way	0.69mi	4/2.0	2,439 (-14%)	1mo	$390,000	$160	42
120 Tailwind Ct	0.67mi	3/2.5 (-1)	2,552 (-10%)	12mo	$410,000	$161	38

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: 15.9%
• Equity multiple: 2.31×
• Total profit: $175,674
• Equity at exit: $432,332

10-year hold

• IRR: 15.2%
• Equity multiple: 5.29×
• Total profit: $575,925
• Equity at exit: $932,340

Cash invested: $134,372 (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: 18.1×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$280 /mo · $3,359/yr
• Insurance: −$200
• HOA: −$46
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-1,294

Break-even live

Break-even rent $3,851

Max offer price $251,241

Occupancy floor —

Sensitivity live

Price	-10% $-1,023	-5% $-1,159	+0% $-1,294	+5% $-1,430	+10% $-1,566
Rent	-10% $-1,469	-5% $-1,382	+0% $-1,294	+5% $-1,207	+10% $-1,120
Rate	-1.0pp $-1,053	-0.5pp $-1,172	base $-1,294	+0.5pp $-1,419	+1.0pp $-1,545

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Blanchard Pl Madison, AL	3.0	2.0	1926	$2,100	$1.09	25d	1	0.16mi
104 Chelsea Park Madison, AL	3.0	3.0	2061	$2,300	$1.12	45d	1	0.56mi
114 Clover Ridge Dr Madison, AL	3.0	2.0	2002	$2,250	$1.12	45d	1	0.56mi
110 Chelsea Park Madison, AL	3.0	2.5	2311	$2,600	$1.13	45d	1	0.56mi
123 Chelsea Park Madison, AL	3.0	3.0	2580	$2,650	$1.03	15d	1	0.60mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	45d	1	0.74mi
146 Paul Revere Dr Madison, AL	3.0	2.0	2045	$2,000	$0.98	23d	1	0.87mi
189 Merganser Blvd Madison, AL	4.0	2.5	2225	$1,995	$0.90	25d	1	0.99mi
111 Tumbleweed Dr Madison, AL	4.0	2.0	2010	$2,450	$1.22	15d	1	1.36mi
54 Belmont Pl Madison, AL	3.0	2.0	2124	$2,100	$0.99	25d	1	1.36mi
275 Old Overton Dr Madison, AL	3.0	2.0	2078	$2,295	$1.10	45d	1	1.36mi
28 Belmont Pl Madison, AL	3.0	2.5	2042	$2,200	$1.08	25d	1	1.40mi
28 Belmont Pl Madison, AL	3.0	2.5	2042	$2,200	$1.08	45d	1	1.40mi
227 Park Stone Dr Madison, AL	4.0	2.5	2516	$2,300	$0.91	25d	1	1.45mi
104 Horseshoe Bnd S Madison, AL	4.0	3.5	3100	$2,650	$0.85	45d	1	1.46mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: gaspool

Listing history 5 events

1. 2026-05-01
   listed $485,000 Active 679-char remark
2. 2026-03-30
   soldstatus $350,000
3. 2016-12-28
   soldstatus $299,900 490-char remark

   Show marketing remark (490 chars)

   COMMUNITY IS ALMOST COMPLETE - DON'T MISS OUT! Another example of THE MOST LUXURY HOME FOR THE MONEY! Lots of hardwood, open plan and pretty gray cabinets on island. Isolated secondary bedrooms. Drop zone with Cubbies near garage. Mortgage-related closing costs paid with use of a preferred lender. Gas fireplace and cooktop. 2-10 BUILDER WARRANTY. Community pool/cabana and access to City playground. Prime location near shopping, dining and hospital. Sought-after Madison schools nearby.

4. 2016-10-28
   soldstatus $70,000
5. 2016-05-25
   listed $299,900 490-char remark

   Show marketing remark (490 chars)

   COMMUNITY IS ALMOST COMPLETE - DON'T MISS OUT! Another example of THE MOST LUXURY HOME FOR THE MONEY! Lots of hardwood, open plan and pretty gray cabinets on island. Isolated secondary bedrooms. Drop zone with Cubbies near garage. Mortgage-related closing costs paid with use of a preferred lender. Gas fireplace and cooktop. 2-10 BUILDER WARRANTY. Community pool/cabana and access to City playground. Prime location near shopping, dining and hospital. Sought-after Madison schools nearby.

ⓘ 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: $3,359 · $280/mo
• Projected year-2 tax: $3,359 · $280/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 6/10 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: $26,554
• − Mortgage interest: −$26,882
• − Property taxes: −$3,359
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − HOA: −$552
• − Depreciation: −$13,961
• Taxable loss: −$24,848
• Est. tax savings @ 24.0%: +$5,963
• After-tax cash flow: $-9,569/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

+60.0% since first listed

7 events — show timeline

• 2026-05-27 Pending — VMLS
• 2026-05-20 Price Changed $479,900 VMLS
• 2026-05-01 Listed $485,000 VMLS
• 2026-03-30 Sold (Public Records) $350,000 Public Records
• 2016-12-28 Sold (MLS) $299,900 VMLS
• 2016-10-28 Sold (Public Records) $70,000 Public Records
• 2016-05-25 Listed $299,900 VMLS

Property tax history

+30.8%/yr

Latest (2024): $3,359 · +3.5% YoY. Source: county tax records.