135 Rugby Dr · Madison, AL 35758

$325,000

3 bd · 1.0 ba · 1,899 sqft · Townhouse public records · 91 Days on market

Built 2022 4,356 sqft lot $171/sqft · 6% below area Est $335k · at est. $150/mo HOA · 8% of rent ↓ 2% 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).

• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• Schools +5.6/10.0
• Cash flow +4.0/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Open house this Sat 12-2!! Price Improvement!!! Beautiful Breland built, all-brick, fully upgraded 3-bedroom, 2-bath townhome featuring an open layout and cozy gas fireplace. The gourmet kitchen includes granite countertops, gas cooktop, exterior-vented range hood, and subway tile backsplash. High-end finishes throughout include 6’ engineered hardwood floors, heavy crown molding, elegant wainscoting, and craftsman-style wall paneling. Stylish shiplap accent walls in the family room and primary suite add warmth and character. Fully fenced backyard with no neighbors behind! This move-in-ready home offers a perfect blend of modern upgrades, timeless design, and low-maintenance living.

Key facts

• $150 HOA
• 2 garage spots
• Built 2022

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $-916 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (49.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (43.3% below list).
• Recommended offer: $163k (49.8% below list) — sets the bar for cash-flow.

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+, schools A; 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.
• Market conditions: Rents rising (+1.6%/yr); 382 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $35k of equity ($2k loan paydown + $32k 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 ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

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 $163,166 (49.8% 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. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 50% 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 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?
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: 0.57% ✗
• Cap rate: 2.91%
• Cash-on-cash: -12.08%
• DSCR: 0.46
• GRM: 14.7

CMA / ARV

• ARV (median comp): $335,494
• List price: $325,000
• Delta: -3.13%
• 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
185 Rugby Dr	0.14mi	3/2.0	1,850 (-3%)	1mo	$319,900	$173	84
166 Rugby Dr	0.12mi	3/2.0	1,837 (-3%)	5mo	$330,000	$180	81
163 Protestant Dr	0.24mi	3/2.0	1,850 (-3%)	2mo	$270,000	$146	79
159 Protestant Dr	0.24mi	3/2.0	1,837 (-3%)	1mo	$288,650	$157	79
161 Protestant Dr	0.24mi	3/2.0	1,837 (-3%)	2mo	$283,400	$154	78
167 Protestant Dr	0.24mi	3/2.0	1,837 (-3%)	2mo	$282,150	$154	78
166 Little Britain St	0.24mi	3/2.0	1,850 (-3%)	4mo	$295,000	$159	78
179 Protestant Dr	0.26mi	3/2.0	1,850 (-3%)	4mo	$280,000	$151	76
175 Protestant Dr	0.25mi	3/2.0	1,837 (-3%)	4mo	$269,515	$147	76
184 Little Britain St	0.26mi	3/2.0	1,837 (-3%)	4mo	$266,745	$145	75
110 Maple Spring Trl	0.48mi	3/2.5	1,775 (-6%)	5mo	$264,470	$149	57
152 Maple Spring Trl	0.50mi	4/2.5 (+1)	1,969 (+4%)	5mo	$268,000	$136	56

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: 15.5%
• Equity multiple: 2.28×
• Total profit: $116,167
• Equity at exit: $292,786

10-year hold

• IRR: 14.9%
• Equity multiple: 5.21×
• Total profit: $383,219
• Equity at exit: $631,404

Cash invested: $91,000 (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: 14.7×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$381 /mo · $4,571/yr
• Insurance: −$135
• HOA: −$150
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-916

Break-even live

Break-even rent $3,001

Max offer price $163,166

Occupancy floor —

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
162 Rugby Dr Madison, AL	3.0	2.0	1850	$1,980	$1.07	44d	1	0.09mi
107 Little Britain ST Triana, AL	3.0	2.0	1837	$2,050	$1.12	44d	1	0.12mi
111 Little Britain St Madison, AL	3.0	2.0	1850	$1,850	$1.00	44d	1	0.13mi
139 Little Britain St Madison, AL	3.0	2.0	1850	$1,950	$1.05	23d	1	0.14mi
130 Cresent Cir Madison, AL	3.0	2.0	1380	$1,500	$1.09	44d	1	0.24mi
130 Cresent Cir Madison, AL	3.0	2.0	1380	$1,500	$1.09	23d	1	0.24mi
169 Protestant Dr Triana, AL	3.0	2.0	1837	$1,995	$1.09	44d	1	0.24mi
169 Protestant Dr Triana, AL	3.0	2.0	1837	$1,895	$1.03	23d	1	0.24mi
161 Protestant Dr Madison, AL	3.0	2.0	1837	$2,050	$1.12	23d	1	0.24mi
159 Little Britain St Madison, AL	3.0	2.0	1837	$1,950	$1.06	14d	1	0.25mi
169 Little Britain St Madison, AL	3.0	2.0	1850	$1,850	$1.00	23d	1	0.26mi
161 Little Britain St Madison, AL	3.0	2.0	1837	$1,850	$1.01	23d	1	0.26mi
244 Kyser Blvd Madison, AL	1.0–3.0	1.5–2.0	1315	$1,729	$1.31	44d	23	0.29mi
129 Royal Dr Madison, AL	3.0	2.5	1380	$1,870	$1.36	14d	4	0.40mi
109 Maple Spring Trl Madison, AL	3.0	2.5	1775	$1,823	$1.03	23d	1	0.47mi
85 Shorter St Madison, AL	3.0	1.0–3.0	1182	$1,799	$1.52	44d	13	0.70mi
250 Cork Aly Madison, AL	3.0	3.0	1932	$1,775	$0.92	23d	1	0.72mi
128 Lewis Ln Madison, AL	3.0	2.0	1680	$1,700	$1.01	44d	1	0.78mi
315 Cork Aly Madison, AL	2.0	2.0	1500	$1,550	$1.03	14d	1	0.79mi
133 Lewis Ln Madison, AL	3.0	2.0	1547	$1,945	$1.26	44d	1	0.82mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	21d	1	0.88mi
128 Michli Rd Madison, AL	2.0	3.0	1564	$1,550	$0.99	44d	1	1.04mi
134 Michli Rd Madison, AL	2.0	2.5	1564	$1,595	$1.02	44d	1	1.05mi
425 Falls PT SW Unit 1 Madison, AL	3.0	3.0	1375	$1,615	$1.17	44d	1	1.09mi
105 Whisperbrook Cir Madison, AL	3.0	2.0	1608	$1,800	$1.12	23d	1	1.14mi
129 Telluride Dr Madison, AL	3.0	2.0	1912	$1,885	$0.99	23d	1	1.15mi
114 Telluride Dr Madison, AL	3.0	2.0	1578	$1,795	$1.14	44d	1	1.22mi
227 Park Stone Dr Madison, AL	4.0	2.5	2516	$2,300	$0.91	23d	1	1.34mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,250	$1.64	14d	45	1.37mi
7584 Madison Pike Madison, AL	1.0–3.0	1.0–2.0	1023	$1,299	$1.27	14d	17	1.39mi
228 Grantham Cir Madison, AL	3.0	2.0	1588	$1,850	$1.16	23d	1	1.43mi
228 Grantham Cir Madison, AL	3.0	2.0	1588	$1,850	$1.16	44d	1	1.43mi
108 Grantham Cir Madison, AL	3.0	2.0	1600	$850	$0.53	14d	1	1.43mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: gas

Listing history 20 events

1. 2026-06-18
   days on market $325,000 Active 91 DOM
2. 2026-06-17
   days on market $325,000 Active 90 DOM
3. 2026-06-16
   days on market $325,000 Active 89 DOM
4. 2026-06-15
   price $325,000 Active 88 DOM
5. 2026-06-15
   days on market $327,500 Active 88 DOM
6. 2026-06-14
   remarks 693-char remark
7. 2026-06-14
   days on market $327,500 Active 86 DOM
8. 2026-06-10
   days on market $327,500 Active 83 DOM
9. 2026-06-09
   days on market $327,500 Active 82 DOM
10. 2026-06-08
    days on market $327,500 Active 81 DOM
11. 2026-06-07
    remarks 683-char remark
12. 2026-06-07
    days on market $327,500 Active 80 DOM
13. 2026-06-03
    days on market $327,500 Active 76 DOM
14. 2026-06-03
    price $327,500 Active 75 DOM
15. 2026-06-02
    days on market $329,900 Active 75 DOM
16. 2026-06-01
    days on market $329,900 Active 74 DOM
17. 2026-05-31
    days on market $329,900 Active 73 DOM
18. 2026-05-30
    days on market $329,900 Active 72 DOM
19. 2026-04-30
    price $329,900 696-char remark

    Show marketing remark (696 chars)

    Open house this Sat 12-2!! Price Improvement!!! Beautiful Breland built, all-brick, fully upgraded 3-bedroom, 2-bath townhome featuring an open layout and cozy gas fireplace. The gourmet kitchen includes granite countertops, gas cooktop, exterior-vented range hood, and subway tile backsplash. High-end finishes throughout include 6’ engineered hardwood floors, heavy crown molding, elegant wainscoting, and craftsman-style wall paneling. Stylish shiplap accent walls in the family room and primary suite add warmth and character. Fully fenced backyard with no neighbors behind! This move-in-ready home offers a perfect blend of modern upgrades, timeless design, and low-maintenance living.

20. 2026-03-20
    listed $335,000 Active 696-char remark

    Show marketing remark (696 chars)

    Open house this Sat 12-2!! Price Improvement!!! Beautiful Breland built, all-brick, fully upgraded 3-bedroom, 2-bath townhome featuring an open layout and cozy gas fireplace. The gourmet kitchen includes granite countertops, gas cooktop, exterior-vented range hood, and subway tile backsplash. High-end finishes throughout include 6’ engineered hardwood floors, heavy crown molding, elegant wainscoting, and craftsman-style wall paneling. Stylish shiplap accent walls in the family room and primary suite add warmth and character. Fully fenced backyard with no neighbors behind! This move-in-ready home offers a perfect blend of modern upgrades, timeless design, and low-maintenance living.

ⓘ 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: $4,571 · $381/mo
• Projected year-2 tax: $4,571 · $381/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $22,094
• − Mortgage interest: −$18,205
• − Property taxes: −$4,571
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − HOA: −$1,800
• − Depreciation: −$9,455
• Taxable loss: −$17,096
• Est. tax savings @ 24.0%: +$4,103
• After-tax cash flow: $-6,890/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

-1.5% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $329,900 VMLS
• 2026-03-20 Listed $335,000 VMLS

Property tax history

+106.3%/yr

Latest (2024): $4,571 · +106.3% YoY. Source: county tax records.