120 Betty Williams Dr · Madison, AL 35756

$297,900

4 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 70 Days on market

Built 1989 8,276 sqft lot $188/sqft · 8% below area Est $314k · 5% under $42/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 +11.2/30.0
• ARV discount +9.9/15.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**AS LOW AS 3.99% FIXED GOV and UP TO 20K FLEX CASH for MAY Closing!**Under Construction-The Freeport- a Home that fits many lifestyles. Greeted by a Foyer with inviting LVP flooring, find great spaces for children, guests or roommates with 3 secondary beds & bathroom with granite or quartz countertops. Be immersed in open living spaces that feature granite or quartz countertops, stainless steel appliances, shaker style cabinets, & walk-in corner pantry. A dining room & island spacious enough for dinner parties that overlook the backyard.

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (25.7% below list).
• Recommended offer: $221k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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+, 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 (+1.1%/yr); 823 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($280k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,261 (25.7% 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 70 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 11.2

CMA / ARV

• ARV (median comp): $314,400
• List price: $297,900
• Delta: -5.25%
• 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
120 Betty Williams Dr	0.00mi	4/2.0	1,537 (-3%)	0mo	$290,000	$189	91
113 Betty Williams Dr	0.08mi	4/2.0	1,537 (-3%)	1mo	$299,425	$195	87
107 Betty Williams Dr	0.10mi	4/2.0	1,537 (-3%)	2mo	$280,000	$182	85
111 Betty Williams Dr	0.09mi	3/2.0 (-1)	1,537 (-3%)	3mo	$296,000	$193	79
798 Seina Vista Dr	0.22mi	3/2.0 (-1)	1,543 (-3%)	0mo	$290,000	$188	76
108 Stavemill Cir	0.26mi	3/2.0 (-1)	1,629 (+3%)	1mo	$379,900	$233	73
694 Crestview Dr	0.32mi	3/2.0 (-1)	1,551 (-2%)	1mo	$299,987	$193	72
1109 Woodbine Rd	0.40mi	3/2.0 (-1)	1,609 (+2%)	1mo	$225,000	$140	68
1005 Wood Cir	0.48mi	3/2.0 (-1)	1,618 (+2%)	1mo	$310,000	$192	64
304 Pineridge Cir	0.31mi	3/2.0 (-1)	1,820 (+15%)	2mo	$360,000	$198	50
604 Ambrose Dr	0.48mi	4/2.5	1,808 (+14%)	0mo	$312,000	$173	48
1003 Mahan Dr	0.59mi	3/2.5 (-1)	1,817 (+15%)	2mo	$320,000	$176	35

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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-59,841
• Equity at exit: $44,418

10-year hold

• IRR: -18.8%
• Equity multiple: 0.06×
• Total profit: $-78,026
• Equity at exit: $25,757

Cash invested: $83,412 (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: 823
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,213 high
• Mortgage (P&I): −$1,562
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$124
• HOA: −$42
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-117

Break-even live

Break-even rent $2,360

Max offer price $277,268

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: $74,475
• Closing costs: $8,937
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,049	$1.11	44d	1	0.03mi
117 Betty Garrett Dr Madison, AL	5.0	3.0	2092	$2,350	$1.12	44d	1	0.03mi
121 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,000	$1.09	44d	1	0.03mi
115 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,090	$1.14	23d	1	0.04mi
101 Springfield Ln Madison, AL	3.0	2.0	1640	$2,350	$1.43	44d	1	0.06mi
103 Betty Garrett Dr Madison, AL	4.0	2.0	1537	$2,600	$1.69	44d	1	0.09mi
102 Acacia Trail Dr Madison, AL	3.0	2.0	2005	$2,000	$1.00	21d	1	0.27mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	44d	1	0.32mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	44d	1	0.35mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	23d	1	0.41mi
1006 Wood Cir Madison, AL	3.0	2.0	2173	$1,899	$0.87	44d	1	0.52mi
510 Clift Dr Madison, AL	3.0	2.0	1197	$1,600	$1.34	44d	1	0.58mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	44d	1	0.60mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,726	$1.31	14d	11	0.61mi
416 Walton Rd Madison, AL	3.0	2.0	1306	$1,795	$1.37	14d	1	0.62mi
709 Marion Dr Madison, AL	3.0	2.0	2050	$1,795	$0.88	21d	1	0.62mi
1016 Seina Vista Dr Madison, AL	3.0	2.0	1981	$2,100	$1.06	14d	1	0.67mi
619 Larry Dr Madison, AL	4.0	2.0	2093	$2,031	$0.97	23d	1	0.70mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	44d	1	0.73mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,544	$1.59	14d	77	0.77mi
722 Highland Dr Madison, AL	3.0	2.5	1938	$1,750	$0.90	14d	1	0.83mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,675	$1.95	14d	45	1.00mi
202 High Rd Madison, AL	3.0	2.5	1759	$2,375	$1.35	23d	1	1.01mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$2,199	$1.59	14d	31	1.03mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$2,157	$1.88	14d	18	1.04mi
2300 Colonial Lake Dr Madison, AL	1.0–3.0	1.0–2.0	1083	$1,338	$1.23	14d	39	1.07mi
425 Falls PT SW Unit 1 Madison, AL	3.0	3.0	1375	$1,615	$1.17	44d	1	1.24mi
118 Canterbury Dr Madison, AL	3.0	2.0	2031	$2,300	$1.13	44d	1	1.43mi
105 Whisperbrook Cir Madison, AL	3.0	2.0	1608	$1,800	$1.12	23d	1	1.43mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	21d	1	1.44mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 2 events

1. 2026-05-15
   status Pending 556-char remark

   Show marketing remark (556 chars)

   **AS LOW AS 3.99% FIXED GOV and UP TO 20K FLEX CASH for MAY Closing!**Under Construction-The Freeport- a Home that fits many lifestyles. Greeted by a Foyer with inviting LVP flooring, find great spaces for children, guests or roommates with 3 secondary beds & bathroom with granite or quartz countertops. Be immersed in open living spaces that feature granite or quartz countertops, stainless steel appliances, shaker style cabinets, & walk-in corner pantry. A dining room & island spacious enough for dinner parties that overlook the backyard.

2. 2026-03-06
   listed $297,900 Active 556-char remark

   Show marketing remark (556 chars)

   **AS LOW AS 3.99% FIXED GOV and UP TO 20K FLEX CASH for MAY Closing!**Under Construction-The Freeport- a Home that fits many lifestyles. Greeted by a Foyer with inviting LVP flooring, find great spaces for children, guests or roommates with 3 secondary beds & bathroom with granite or quartz countertops. Be immersed in open living spaces that feature granite or quartz countertops, stainless steel appliances, shaker style cabinets, & walk-in corner pantry. A dining room & island spacious enough for dinner parties that overlook the backyard.

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $1,637 · $136/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $26,551
• − Mortgage interest: −$16,687
• − Property taxes: −$1,637
• − Insurance: −$1,490
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − HOA: −$504
• − Depreciation: −$8,666
• Taxable loss: −$6,681
• Est. tax savings @ 24.0%: +$1,603
• After-tax cash flow: $202/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: 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 (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: 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 · 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: ▼ -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

2 events — show timeline

• 2026-05-15 Pending — VMLS
• 2026-03-06 Listed $297,900 VMLS

Property tax history

+7.3%/yr

Latest (2024): $1,637 · +5.9% YoY. Source: county tax records.