27527 Brisk Dr · Madison, AL 35756

$209,850

3 bd · 3.0 ba · 1,446 sqft · Townhouse · 17 Days on market

Built 2026 Good condition 1,742 sqft lot Est $213k · at est. $30/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).

• Cash flow +11.5/30.0
• ARV discount +8.1/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction-The Tyndall. THREE BEDROOMS and 3 FULL BATHS! One bedroom downstairs on the main w/ full bath is perfect for guests or a home office. Upstairs you’ll find a spacious, secluded primary suite w/ walk-in closet & dual vanity. The 3rd bedroom is on the opposite side of the house & also has a walk-in closet & its own full bathroom! Includes quartz countertops, stainless steel appliances, & luxury plank flooring. Storage unit attached to back patio for all your toys! Enjoy a low maintenance lifestyle with included lawn care. Visuals feature a similar home for inspiration. Pricing is the base starting point; final price varies based on selected featu

Key facts

• Walk-in closet
• Dual vanity
• Storage unit

Tags

• MAIN FLOOR BEDROOM
• SECLUDED PRIMARY SUITE
• WALK-IN CLOSET
• DUAL VANITY
• STORAGE UNIT

Property features AI

Finance

• Other: Energy-efficient features: water heater, programmable thermostat, spray foam insulation, radiant roof barrier
• HOA & community: Homeowners association with monthly fee of $30; HOA maintains grounds; Community common grounds; Sidewalks and street lights

Exterior

• Parking: Paved asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Two levels; New construction; Interior unit
• Construction: Vinyl siding; Foam insulation; Slab foundation
• Exterior features: Covered front porch; Covered patio; Patio

Interior

• Kitchen: Range; Dishwasher; Microwave; Garbage disposal
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double pane windows; Low-flow plumbing fixtures

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-70 ($-836/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (14.9% below list).
• Recommended offer: $179k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL); East Limestone High School (math 21% / reading 43%, grade F, #59 of 305 statewide, top 21%, 1,282 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 826 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,548 (14.9% 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: 0.85% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $212,562
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27577 Brisk Dr	0.05mi	3/3.0	1,446 (0%)	2mo	$216,006	$149	96
12100 Chilly Dr	0.02mi	3/3.0	1,446 (0%)	3mo	$219,650	$152	96
12086 Windy Ln	0.06mi	3/3.0	1,446 (0%)	3mo	$209,850	$145	95
12078 Windy Ln	0.06mi	3/3.0	1,446 (0%)	3mo	$209,850	$145	95
12080 Chilly Dr	0.04mi	3/3.0	1,446 (0%)	6mo	$200,350	$139	93
12089 Windy Ln	0.03mi	3/3.0	1,500 (+4%)	4mo	$200,850	$134	89
12098 Windy Ln	0.05mi	3/3.0	1,500 (+4%)	3mo	$223,150	$149	89
12070 Windy Ln	0.07mi	3/3.0	1,500 (+4%)	3mo	$219,850	$147	88

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-41,662
• Equity at exit: $31,289

10-year hold

• IRR: -18.9%
• Equity multiple: 0.07×
• Total profit: $-54,713
• Equity at exit: $18,144

Cash invested: $58,758 (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 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 826
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,100
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$30
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-70

Break-even live

Break-even rent $1,874

Max offer price $199,765

Occupancy floor 99%

Sensitivity live

Price	-10% $75	-5% $3	+0% $-70	+5% $-142	+10% $-215
Rent	-10% $-211	-5% $-140	+0% $-70	+5% $1	+10% $71
Rate	-1.0pp $36	-0.5pp $-16	base $-70	+0.5pp $-124	+1.0pp $-179

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: $52,462
• Closing costs: $6,296
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27573 Brisk Dr Madison, AL	3.0	2.0	1175	$1,499	$1.28	25d	1	0.02mi
12092 Chilly Dr Madison, AL	3.0	3.0	1446	$1,495	$1.03	46d	1	0.03mi
12086 Windy Ln Madison, AL	3.0	3.0	1446	$1,800	$1.24	16d	1	0.03mi
110 Oakland Spgs Madison, AL	1.0–3.0	1.0–2.0	1075	$1,779	$1.65	16d	35	0.83mi
28600 Huntsville Brownsferry Rd Madison, AL	3.0	2.5	1821	$1,758	$0.97	16d	4	1.08mi
26159 Valley Ridge Rd Madison, AL	4.0	2.0	1631	$1,845	$1.13	25d	1	1.45mi

HOA detail

• Monthly dues: $30 · $360/yr
• Likely covers: landscaping

Listing history 12 events

1. 2026-06-22
   days on market $209,850 Active 17 DOM
2. 2026-06-18
   days on market $209,850 Active 14 DOM
3. 2026-06-17
   days on market $209,850 Active 13 DOM
4. 2026-06-16
   days on market $209,850 Active 12 DOM
5. 2026-06-15
   days on market $209,850 Active 11 DOM
6. 2026-06-14
   days on market $209,850 Active 9 DOM
7. 2026-06-10
   days on market $209,850 Active 6 DOM
8. 2026-06-09
   days on market $209,850 Active 5 DOM
9. 2026-06-08
   days on market $209,850 Active 4 DOM
10. 2026-06-07
    days on market $209,850 Active 3 DOM
11. 2026-06-05
    remarks 677-char remark
12. 2026-06-05
    listed $209,850 Active 1 DOM

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

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 5/10 Major 25% 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: $21,426
• − Mortgage interest: −$11,755
• − Property taxes: −$3,148
• − Insurance: −$1,049
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$360
• − Depreciation: −$6,105
• Taxable loss: −$4,419
• Est. tax savings @ 24.0%: +$1,061
• After-tax cash flow: $224/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

The property is in good condition with no major repairs needed. Painting and updating the flooring can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Updating the flooring — Updating the flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Painting can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Updating the flooring — Updating the flooring can improve the overall look and feel of the property, making it more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 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

• County: Limestone County · 80,439 people
• City population: 93,742
• Metro: Huntsville, AL
• Population (ZIP): 24,947
• Household income: $129,852
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 286.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 21% Two or more races 9% Hispanic / Latino 7% Asian 6% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 3%
• Foreign-born: 8% · China, South Korea, Canada
• Languages at home: 90% English-only · Spanish 3% Korean 2% Other Indo-European 2%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.15%
• Current HPI: 180.5285
• Rent YoY: ▲ 1.15%
• 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 event — show timeline

• 2026-06-04 Listed $209,850 VMLS