102 Acacia Trail Dr · Madison, AL 35758

$340,000

3 bd · 1.0 ba · 2,100 sqft · SingleFamily public records · 1 Days on market

Built 2009 Est $359k · 5% under ↓ 4% 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 +9.9/15.0
• Cash flow +7.0/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +0.9/10.0

Listing remarks

This 3 bedroom, 2 bathroom, full brick rancher is conveniently located 5 minutes from Town Madison and I-565. There is a new roof with transferable warranty February 2026. Replaced the water heater in December 2024. The HVAC was replaced 2022. This home features an open floor plan with contemporary architectural design! A huge master suite with a walk-in closet. Enjoy your privacy in a 16x19 screened in porch! This home is located in the Madison City School system.

Key facts

• Open floor plan
• Screened in porch
• Hvac

Tags

• NEW ROOF
• WATER HEATER
• HVAC
• OPEN FLOOR PLAN
• SCREENED IN PORCH
• MADISON CITY SCHOOL SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (41.3% below list).
• Recommended offer: $199k (41.3% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.6% in Madison — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Horizon Elementary School (math 53% / reading 78%, grade B+, #37 of 627 statewide, top 6%, 547 students, 34% FRL); Discovery Middle School (math 46% / reading 69%, grade B, #13 of 257 statewide, top 5%, 1,334 students, 25% FRL); Bob Jones High School (math 53% / reading 51%, grade D+, #11 of 305 statewide, top 4%, 1,920 students, 24% FRL).
• Market conditions: Rents rising (+1.6%/yr); 390 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,486 (41.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $359,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Mahan Dr	0.49mi	3/2.0	1,908 (-9%)	1mo	$285,000	$149	57
116 Betty Williams Dr	0.27mi	4/2.0 (+1)	1,841 (-12%)	2mo	$314,900	$171	56
118 Betty Williams Dr	0.27mi	4/2.0 (+1)	1,841 (-12%)	2mo	$313,900	$171	56
112 Betty Williams Dr	0.26mi	4/2.0 (+1)	1,841 (-12%)	3mo	$315,000	$171	56
121 Betty Williams Dr	0.29mi	4/2.0 (+1)	1,841 (-12%)	2mo	$315,000	$171	55
304 Pineridge Cir	0.37mi	3/2.0	1,820 (-13%)	2mo	$360,000	$198	55
115 Betty Williams Dr	0.29mi	4/2.0 (+1)	1,841 (-12%)	2mo	$315,000	$171	55
119 Betty Williams Dr	0.30mi	4/2.0 (+1)	1,841 (-12%)	2mo	$315,900	$172	55
1003 Mahan Dr	0.44mi	3/2.5	1,817 (-14%)	2mo	$320,000	$176	49
204 Pine Ridge Rd	0.53mi	3/2.0	2,376 (+13%)	2mo	$343,000	$144	47
203 High Rd	0.73mi	4/3.0 (+1)	2,032 (-3%)	1mo	$345,000	$170	47
675 Cambridge Dr	0.67mi	3/2.0	1,890 (-10%)	2mo	$340,000	$180	47

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $150,221
• Equity at exit: $306,299

10-year hold

• IRR: 17.7%
• Equity multiple: 5.85×
• Total profit: $461,893
• Equity at exit: $660,545

Cash invested: $95,200 (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: 14.2×

Monthly cashflow live

• Estimated rent: $1,995 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-503

Break-even live

Break-even rent $2,631

Max offer price $251,229

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-406	+0% $-503	+5% $-599	+10% $-695
Rent	-10% $-660	-5% $-581	+0% $-503	+5% $-424	+10% $-345
Rate	-1.0pp $-331	-0.5pp $-416	base $-503	+0.5pp $-591	+1.0pp $-680

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Acacia Trail Dr Madison, AL	3.0	2.0	2005	$2,000	$1.00	23d	1	0.03mi
103 Betty Garrett Dr Madison, AL	4.0	2.0	1537	$2,600	$1.69	45d	1	0.27mi
112 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,049	$1.11	45d	1	0.28mi
121 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,000	$1.09	45d	1	0.31mi
115 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,090	$1.14	25d	1	0.32mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,445	$1.10	15d	11	0.35mi
101 Springfield Ln Madison, AL	3.0	2.0	1640	$2,350	$1.43	45d	1	0.35mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	45d	1	0.52mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	45d	1	0.64mi
1006 Wood Cir Madison, AL	3.0	2.0	2173	$1,899	$0.87	45d	1	0.65mi
205 High Rd Madison, AL	4.0	3.0	2757	$2,600	$0.94	45d	1	0.71mi
1016 Seina Vista Dr Madison, AL	3.0	2.0	1981	$2,100	$1.06	15d	1	0.71mi
202 High Rd Madison, AL	3.0	2.5	1759	$2,375	$1.35	25d	1	0.74mi
722 Highland Dr Madison, AL	3.0	2.5	1938	$1,750	$0.90	15d	1	0.74mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$2,199	$1.59	15d	31	0.77mi
709 Marion Dr Madison, AL	3.0	2.0	2050	$1,795	$0.88	23d	1	0.88mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	45d	1	0.93mi
619 Larry Dr Madison, AL	4.0	2.0	2093	$2,031	$0.97	25d	1	0.98mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,250	$1.64	15d	45	1.29mi
118 Canterbury Dr Madison, AL	3.0	2.0	2031	$2,300	$1.13	45d	1	1.44mi

Listing history 3 events

1. 2025-02-04
   price $340,000
2. 2025-01-10
   price $349,900
3. 2024-12-07
   listed $354,900 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,938
• − Mortgage interest: −$19,045
• − Property taxes: −$1,845
• − Insurance: −$1,700
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$9,891
• Taxable loss: −$12,373
• Est. tax savings @ 24.0%: +$2,970
• After-tax cash flow: $-3,061/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

-4.2% since first listed

3 events — show timeline

• 2025-02-04 Price Changed $340,000 VMLS
• 2025-01-10 Price Changed $349,900 VMLS
• 2024-12-07 Listed $354,900 VMLS

Property tax history

+5.5%/yr

Latest (2024): $1,845 · +3.9% YoY. Source: county tax records.