101 Avian Ct · Madison, AL 35758

$799,900

5 bd · 3.5 ba · 4,902 sqft · SingleFamily public records · 110 Days on market

Built 2005 $163/sqft · at area comps Est $931k · 14% under $58/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 +13.8/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Stately Southern-style brick home in the well established, perfectly located gated community of Chapel Hill! This spacious home offers elegant living across a spectacular floor plan. New roof! The foyer opens to a bright great room anchored by real hardwood floors, high ceilings & gorgeous crown molding! Formal dining room w stunning chandelier. Kitchen features granite countertops, double oven, 2 dishwashers, ample cabinetry, gas stove & full walk-in pantry. Primary Suite is a private retreat w a stunning tray ceiling, large windows, jacuzzi tub & separate tile walk-in shower in MB! Finished basement is practically another home w kitchenette area, BR, BTH, gym, office, FP & storm shelter!

Key facts

• Gated community
• Full walk-in pantry
• Granite countertops

Tags

• GATED COMMUNITY
• HARDWOOD FLOORS
• CROWN MOLDING
• GRANITE COUNTERTOPS
• DOUBLE OVEN
• FULL WALK-IN PANTRY

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $800k.

Deal economics

• At list price, monthly cash flow is $-3k ($-35k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (64.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (67.1% below list).
• Recommended offer: $263k (67.1% below list) — sets the bar for 1% rule.
• Cap rate 1.9% vs local median 2.6% in Madison — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 2 comparable units currently listed for rent nearby; 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 $86k of equity ($6k loan paydown + $80k 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 ~$137k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($728k) 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 $263,175 (67.1% 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 110 days. Have you received any prior offers? Is the seller open to a 67% 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: 0.33% ✗
• Cap rate: 1.93%
• Cash-on-cash: -15.59%
• DSCR: 0.31
• GRM: 25.3

CMA / ARV

• ARV (median comp): $931,312
• List price: $799,900
• Delta: -14.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Martingale Cir	0.17mi	4/4.5 (-1)	4,623 (-6%)	4mo	$900,000	$195	70
200 Tea Rose Ct	0.73mi	6/4.5 (+1)	4,845 (-1%)	2mo	$895,000	$185	54
132 Fieldmaster Dr	0.30mi	4/4.5 (-1)	4,592 (-6%)	23mo	$810,000	$176	47
144 Reserve Way	0.71mi	5/4.5	4,542 (-7%)	14mo	$780,000	$172	39
111 Foxfield Dr	0.22mi	4/4.5 (-1)	4,207 (-14%)	23mo	$785,000	$187	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: 13.3%
• Equity multiple: 2.10×
• Total profit: $246,269
• Equity at exit: $720,613

10-year hold

• IRR: 13.4%
• Equity multiple: 4.85×
• Total profit: $863,328
• Equity at exit: $1,554,030

Cash invested: $223,972 (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: 25.3×

Monthly cashflow live

• Estimated rent: $2,632 medium
• Mortgage (P&I): −$4,195
• Tax from tax record: −$404 /mo · $4,844/yr
• Insurance: −$333
• HOA: −$58
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-2,911

Break-even live

Break-even rent $6,316

Max offer price $285,728

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Heritage Mill Dr Madison, AL	4.0	4.5	3600	$2,975	$0.83	44d	1	0.72mi
101 Mill Ridge Dr Madison, AL	4.0	3.5	3453	$3,100	$0.90	14d	1	1.02mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: gasgymsecurity

Listing history 17 events

1. 2026-06-18
   days on market $799,900 Active 110 DOM
2. 2026-06-17
   days on market $799,900 Active 109 DOM
3. 2026-06-16
   days on market $799,900 Active 108 DOM
4. 2026-06-15
   days on market $799,900 Active 107 DOM
5. 2026-06-14
   days on market $799,900 Active 105 DOM
6. 2026-06-10
   days on market $799,900 Active 102 DOM
7. 2026-06-09
   days on market $799,900 Active 101 DOM
8. 2026-06-08
   days on market $799,900 Active 100 DOM
9. 2026-06-07
   days on market $799,900 Active 99 DOM
10. 2026-06-03
    days on market $799,900 Active 95 DOM
11. 2026-06-02
    days on market $799,900 Active 94 DOM
12. 2026-06-01
    days on market $799,900 Active 93 DOM
13. 2026-05-31
    days on market $799,900 Active 92 DOM
14. 2026-05-30
    days on market $799,900 Active 91 DOM
15. 2026-02-28
    listed $799,900 Active 714-char remark

    Show marketing remark (714 chars)

    Stately Southern-style brick home in the well established, perfectly located gated community of Chapel Hill! This spacious home offers elegant living across a spectacular floor plan. New roof! The foyer opens to a bright great room anchored by real hardwood floors, high ceilings & gorgeous crown molding! Formal dining room w stunning chandelier. Kitchen features granite countertops, double oven, 2 dishwashers, ample cabinetry, gas stove & full walk-in pantry. Primary Suite is a private retreat w a stunning tray ceiling, large windows, jacuzzi tub & separate tile walk-in shower in MB! Finished basement is practically another home w kitchenette area, BR, BTH, gym, office, FP & storm shelter!

16. 2024-01-19
    price $585,000
17. 2024-01-11
    price $600,000

ⓘ 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: $4,844 · $404/mo
• Projected year-2 tax: $4,844 · $404/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 18% 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: $31,581
• − Mortgage interest: −$44,807
• − Property taxes: −$4,844
• − Insurance: −$4,000
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − HOA: −$696
• − Depreciation: −$23,270
• Taxable loss: −$51,088
• Est. tax savings @ 24.0%: +$12,261
• After-tax cash flow: $-22,666/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

+33.3% since first listed

3 events — show timeline

• 2026-02-28 Listed $799,900 VMLS
• 2024-01-19 Price Changed $585,000 Greater Alabama MLS
• 2024-01-11 Price Changed $600,000 Greater Alabama MLS

Property tax history

+5.7%/yr

Latest (2024): $4,844 · +3.9% YoY. Source: county tax records.