136 Bourbon Aly · Madison, AL 35758

$674,000

4 bd · 2.5 ba · 2,805 sqft · SingleFamily public records · 62 Days on market

Built 2020 $240/sqft · 5% below area Est $712k · 5% under $150/mo HOA · 5% 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).

• Appreciation +10.0/10.0
• ARV discount +9.9/15.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Cash flow +3.3/30.0
• 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

136 Bourbon Aly is an upgraded home on a corner lot in a prime Madison location with quick access to I-565 and Huntsville amenities. Zoned for Discovery Middle and Bob Jones High School. Features include a wrap-around front porch overlooking green space, screened-in rear porch, and a functional floor plan with upgrades such as wallpaper, stair runner, built-ins, updated lighting, and window treatments. Spray foam insulation provides low utility costs and a clean, temperature-controlled attic. Move-in ready with strong location, upgrades, and efficiency.

Key facts

• Screened-in porch
• Custom wallpaper
• Corner lot

Tags

• CORNER LOT
• WRAP-AROUND FRONT PORCH
• LARGE GREEN SPACE
• SCREENED-IN PORCH
• CUSTOM WALLPAPER
• CARPETED STAIR RUNNER

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $674k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (55.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (57.8% below list).
• Recommended offer: $285k (57.8% 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+, 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $72k of equity ($5k loan paydown + $67k 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 ~$116k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($634k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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.

Recommended offer $284,718 (57.8% 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 62 days. Have you received any prior offers? Is the seller open to a 58% 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: 0.42% ✗
• Cap rate: 2.54%
• Cash-on-cash: -13.40%
• DSCR: 0.40
• GRM: 19.7

CMA / ARV

• ARV (median comp): $712,276
• List price: $674,000
• Delta: -5.37%
• 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
140 Bourbon Aly	0.02mi	4/3.5	2,840 (+1%)	4mo	$645,000	$227	89
366 Saint Louis St	0.26mi	4/3.5	2,825 (+1%)	9mo	$788,716	$279	76
639 Town Madison Blvd	0.18mi	4/3.5	2,670 (-5%)	6mo	$731,846	$274	74
103 Emerald Ln	0.27mi	4/3.0	2,709 (-3%)	9mo	$503,000	$186	72
615 Town Madison Blvd	0.06mi	4/3.5	2,535 (-10%)	6mo	$590,000	$233	72
381 Saint Louis St	0.37mi	4/3.5	2,770 (-1%)	5mo	$839,900	$303	72
114 Canterbury Dr	0.41mi	4/2.5	2,699 (-4%)	6mo	$420,000	$156	69
213 Saint Louis St	0.20mi	5/3.5 (+1)	2,949 (+5%)	6mo	$649,900	$220	69
151 Canterbury Dr	0.33mi	3/2.5 (-1)	2,613 (-7%)	1mo	$425,000	$163	67
373 Saint Louis St	0.32mi	4/3.5	3,141 (+12%)	1mo	$905,800	$288	61
377 Saint Louis St	0.34mi	4/3.5	3,055 (+9%)	11mo	$859,900	$281	56
100 Lake View Cir	0.47mi	4/3.0	3,144 (+12%)	6mo	$567,000	$180	51

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: 14.7%
• Equity multiple: 2.21×
• Total profit: $228,736
• Equity at exit: $607,193

10-year hold

• IRR: 14.3%
• Equity multiple: 5.09×
• Total profit: $771,156
• Equity at exit: $1,309,434

Cash invested: $188,720 (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: 19.7×

Monthly cashflow live

• Estimated rent: $2,847 high
• Mortgage (P&I): −$3,535
• Tax from tax record: −$391 /mo · $4,689/yr
• Insurance: −$281
• HOA: −$150
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-2,107

Break-even live

Break-even rent $5,514

Max offer price $301,812

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: $168,500
• Closing costs: $20,220
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Napolean Ave Madison, AL	4.0	3.5	2761	$3,650	$1.32	23d	1	0.07mi
107 Poydras St Madison, AL	3.0	2.0	2457	$3,450	$1.40	21d	1	0.07mi
531 Town Madison Blvd Madison, AL	3.0	2.5	2332	$3,195	$1.37	43d	1	0.18mi
118 Canterbury Dr Madison, AL	3.0	2.0	2031	$2,300	$1.13	43d	1	0.40mi
102 W Lake Cir Madison, AL	3.0	2.5	2150	$1,700	$0.79	14d	1	0.42mi
102 Spinnaker Ridge Dr SW Huntsville, AL	3.0	2.5	2150	$2,100	$0.98	43d	1	0.88mi
103 Rainwood Dr SW Huntsville, AL	4.0	2.5	2155	$2,400	$1.11	43d	1	1.22mi
325 Acorn Grove Ln SW Huntsville, AL	4.0	2.0	1950	$2,200	$1.13	13d	1	1.44mi

HOA detail

• Monthly dues: $150 · $1,800/yr

Listing history 18 events

1. 2026-06-18
   days on market $674,000 Active 62 DOM
2. 2026-06-17
   days on market $674,000 Active 61 DOM
3. 2026-06-16
   days on market $674,000 Active 60 DOM
4. 2026-06-15
   days on market $674,000 Active 59 DOM
5. 2026-06-14
   days on market $674,000 Active 57 DOM
6. 2026-06-10
   days on market $674,000 Active 54 DOM
7. 2026-06-09
   days on market $674,000 Active 53 DOM
8. 2026-06-08
   days on market $674,000 Active 52 DOM
9. 2026-06-07
   days on market $674,000 Active 51 DOM
10. 2026-06-03
    days on market $674,000 Active 47 DOM
11. 2026-06-02
    days on market $674,000 Active 46 DOM
12. 2026-06-01
    days on market $674,000 Active 45 DOM
13. 2026-05-31
    days on market $674,000 Active 44 DOM
14. 2026-05-30
    days on market $674,000 Active 43 DOM
15. 2026-04-17
    listed $694,500 Active 559-char remark

    Show marketing remark (559 chars)

    136 Bourbon Aly is an upgraded home on a corner lot in a prime Madison location with quick access to I-565 and Huntsville amenities. Zoned for Discovery Middle and Bob Jones High School. Features include a wrap-around front porch overlooking green space, screened-in rear porch, and a functional floor plan with upgrades such as wallpaper, stair runner, built-ins, updated lighting, and window treatments. Spray foam insulation provides low utility costs and a clean, temperature-controlled attic. Move-in ready with strong location, upgrades, and efficiency.

16. 2020-12-11
    soldstatus $599,903 Sold 699-char remark

    Show marketing remark (699 chars)

    Under Construction-Be one of the first to own a home in Town Madison! The Bennett B floor plan is gorgeous with double front porches and a porch off the main level master suite! 4 bed, 3.5 bath, and a bonus room with upstairs balcony provide space for everyone. Glamour Master Suite has 10' ceilings with trey, freestanding tub, hardwood floors, and more. Soaring 10' ceilings on the first floor. Energy Efficiency is the name of the game, spray foam insulation, tankless hot water heater, and top of the line Carrier Infinity HVAC system are all standard, along with Smart Home features like video doorbell, automatic lighting, keypad door locks, and more! HOA will include pool, clubhouse, fitness

17. 2020-07-08
    status Pending 699-char remark

    Show marketing remark (699 chars)

    Under Construction-Be one of the first to own a home in Town Madison! The Bennett B floor plan is gorgeous with double front porches and a porch off the main level master suite! 4 bed, 3.5 bath, and a bonus room with upstairs balcony provide space for everyone. Glamour Master Suite has 10' ceilings with trey, freestanding tub, hardwood floors, and more. Soaring 10' ceilings on the first floor. Energy Efficiency is the name of the game, spray foam insulation, tankless hot water heater, and top of the line Carrier Infinity HVAC system are all standard, along with Smart Home features like video doorbell, automatic lighting, keypad door locks, and more! HOA will include pool, clubhouse, fitness

18. 2020-05-04
    listed $599,900 Active 699-char remark

    Show marketing remark (699 chars)

    Under Construction-Be one of the first to own a home in Town Madison! The Bennett B floor plan is gorgeous with double front porches and a porch off the main level master suite! 4 bed, 3.5 bath, and a bonus room with upstairs balcony provide space for everyone. Glamour Master Suite has 10' ceilings with trey, freestanding tub, hardwood floors, and more. Soaring 10' ceilings on the first floor. Energy Efficiency is the name of the game, spray foam insulation, tankless hot water heater, and top of the line Carrier Infinity HVAC system are all standard, along with Smart Home features like video doorbell, automatic lighting, keypad door locks, and more! HOA will include pool, clubhouse, fitness

ⓘ 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: $4,689 · $391/mo
• Projected year-2 tax: $4,689 · $391/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,166
• − Mortgage interest: −$37,754
• − Property taxes: −$4,689
• − Insurance: −$3,370
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − HOA: −$1,800
• − Depreciation: −$19,607
• Taxable loss: −$38,522
• Est. tax savings @ 24.0%: +$9,245
• After-tax cash flow: $-16,037/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

+15.8% since first listed

4 events — show timeline

• 2026-04-17 Listed $694,500 VMLS
• 2020-12-11 Sold (MLS) $599,903 VMLS
• 2020-07-08 Pending — VMLS
• 2020-05-04 Listed $599,900 VMLS

Property tax history

+7.3%/yr

Latest (2024): $4,689 · +7.3% YoY. Source: county tax records.