100 Pitalo St · Madison, AL 35758

$528,888

5 bd · 2.5 ba · 3,398 sqft · SingleFamily public records · 58 Days on market

Built 2021 7,920 sqft lot $156/sqft · at area comps Est $538k · at est. $33/mo HOA · 1% 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 +8.2/15.0
• Schools +5.6/10.0
• Cash flow +5.3/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Full-brick home in Madison City Schools with 5 bed/4 bath plus large bonus room, offering flexible layout & generous living space. Main level features welcoming family room, formal dining & gourmet kitchen with granite island, gas cooktop, double ovens. Breakfast area overlooks fenced backyard. Spacious primary suite w/oversized walk-in closet & spa-like bath. Upstairs includes four bedrooms plus bonus, for playroom, office, or bedroom. Upgrades include hardwood floors, wainscotting, tankless water heater, and in ground 8-person storm shelter. Quiet cul-de-sac street near greenway and dog park. Washer/Dryer, refrigerator, swing set to stay. Home warranty 2030

Key facts

• 7,920 sq ft lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $529k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (48.8% below list).
• Recommended offer: $271k (48.8% below list) — sets the bar for 1% rule.
• Cap rate 3.6% 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 (+1.6%/yr); 382 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $57k of equity ($4k loan paydown + $53k 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 ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($513k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $430k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $270,899 (48.8% 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 58 days. Have you received any prior offers? Is the seller open to a 49% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.51% ✗
• Cap rate: 3.64%
• Cash-on-cash: -9.47%
• DSCR: 0.58
• GRM: 16.3

CMA / ARV

• ARV (median comp): $537,610
• List price: $528,888
• Delta: -1.62%
• 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
108 Pitalo St	0.05mi	5/3.5	3,366 (-1%)	1mo	$549,000	$163	91
104 Pitalo St	0.02mi	5/3.5	3,596 (+6%)	7mo	$515,000	$143	80
135 Mill Park Ln	0.24mi	5/4.5	3,590 (+6%)	6mo	$605,000	$169	66
268 Heritage Mill Dr	0.39mi	4/3.5 (-1)	3,239 (-5%)	1mo	$547,500	$169	64
520 Mill Rd	0.60mi	5/3.0	3,349 (-1%)	5mo	$1,250,000	$373	64
141 Bellingham Dr	0.64mi	5/3.5	3,349 (-1%)	1mo	$495,000	$148	63
100 Millcrest Dr	0.28mi	5/4.5	3,750 (+10%)	1mo	$642,000	$171	61
100 Spotted Fawn Rd	0.34mi	4/3.0 (-1)	3,191 (-6%)	9mo	$519,000	$163	59
111 Mill Ridge Dr	0.37mi	4/4.5 (-1)	3,259 (-4%)	10mo	$529,000	$162	54
133 Mill Park Ln	0.25mi	4/4.5 (-1)	3,781 (+11%)	4mo	$575,172	$152	53
164 Silo Hill Rd	0.35mi	4/2.5 (-1)	2,888 (-15%)	1mo	$470,000	$163	52
239 Avian Ln	0.70mi	4/4.0 (-1)	3,691 (+9%)	1mo	$710,000	$192	42

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: 17.3%
• Equity multiple: 2.42×
• Total profit: $209,600
• Equity at exit: $476,464

10-year hold

• IRR: 16.1%
• Equity multiple: 5.51×
• Total profit: $668,145
• Equity at exit: $1,027,513

Cash invested: $148,089 (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: 16.3×

Monthly cashflow live

• Estimated rent: $2,709 high
• Mortgage (P&I): −$2,774
• Tax from tax record: −$282 /mo · $3,387/yr
• Insurance: −$220
• HOA: −$33
• Vacancy / Maint / Mgmt: −$569
• Net cashflow: $-1,169

Break-even live

Break-even rent $4,189

Max offer price $322,368

Occupancy floor —

Sensitivity live

Price	-10% $-870	-5% $-1,019	+0% $-1,169	+5% $-1,319	+10% $-1,468
Rent	-10% $-1,383	-5% $-1,276	+0% $-1,169	+5% $-1,062	+10% $-955
Rate	-1.0pp $-903	-0.5pp $-1,035	base $-1,169	+0.5pp $-1,306	+1.0pp $-1,446

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: $132,222
• Closing costs: $15,867
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.13mi
227 Park Stone Dr Madison, AL	4.0	2.5	2516	$2,300	$0.91	24d	1	0.41mi
101 Mill Ridge Dr Madison, AL	4.0	3.5	3453	$3,100	$0.90	14d	1	0.45mi
104 Horseshoe Bnd S Madison, AL	4.0	3.5	3100	$2,650	$0.85	44d	1	0.92mi
137 Cormorant Lndg Madison, AL	4.0	3.5	3692	$3,600	$0.98	24d	1	1.24mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: watergas

Listing history 23 events

1. 2026-06-18
   days on market $528,888 Active 58 DOM
2. 2026-06-17
   days on market $528,888 Active 57 DOM
3. 2026-06-16
   days on market $528,888 Active 56 DOM
4. 2026-06-15
   days on market $528,888 Active 55 DOM
5. 2026-06-14
   days on market $528,888 Active 53 DOM
6. 2026-06-10
   days on market $528,888 Active 50 DOM
7. 2026-06-09
   days on market $528,888 Active 49 DOM
8. 2026-06-08
   days on market $528,888 Active 48 DOM
9. 2026-06-07
   days on market $528,888 Active 47 DOM
10. 2026-06-03
    days on market $528,888 Active 43 DOM
11. 2026-06-02
    days on market $528,888 Active 42 DOM
12. 2026-06-01
    days on market $528,888 Active 41 DOM
13. 2026-05-31
    days on market $528,888 Active 40 DOM
14. 2026-05-30
    days on market $528,888 Active 39 DOM
15. 2026-05-17
    price $528,888 679-char remark

    Show marketing remark (679 chars)

    Full-brick home in Madison City Schools with 5 bed/4 bath plus large bonus room, offering flexible layout & generous living space. Main level features welcoming family room, formal dining & gourmet kitchen with granite island, gas cooktop, double ovens. Breakfast area overlooks fenced backyard. Spacious primary suite w/oversized walk-in closet & spa-like bath. Upstairs includes four bedrooms plus bonus, for playroom, office, or bedroom. Upgrades include hardwood floors, wainscotting, tankless water heater, and in ground 8-person storm shelter. Quiet cul-de-sac street near greenway and dog park. Washer/Dryer, refrigerator, swing set to stay. Home warranty 2030

16. 2026-05-07
    price $543,888 679-char remark

    Show marketing remark (679 chars)

    Full-brick home in Madison City Schools with 5 bed/4 bath plus large bonus room, offering flexible layout & generous living space. Main level features welcoming family room, formal dining & gourmet kitchen with granite island, gas cooktop, double ovens. Breakfast area overlooks fenced backyard. Spacious primary suite w/oversized walk-in closet & spa-like bath. Upstairs includes four bedrooms plus bonus, for playroom, office, or bedroom. Upgrades include hardwood floors, wainscotting, tankless water heater, and in ground 8-person storm shelter. Quiet cul-de-sac street near greenway and dog park. Washer/Dryer, refrigerator, swing set to stay. Home warranty 2030

17. 2026-04-21
    listed $549,000 Active 679-char remark

    Show marketing remark (679 chars)

    Full-brick home in Madison City Schools with 5 bed/4 bath plus large bonus room, offering flexible layout & generous living space. Main level features welcoming family room, formal dining & gourmet kitchen with granite island, gas cooktop, double ovens. Breakfast area overlooks fenced backyard. Spacious primary suite w/oversized walk-in closet & spa-like bath. Upstairs includes four bedrooms plus bonus, for playroom, office, or bedroom. Upgrades include hardwood floors, wainscotting, tankless water heater, and in ground 8-person storm shelter. Quiet cul-de-sac street near greenway and dog park. Washer/Dryer, refrigerator, swing set to stay. Home warranty 2030

18. 2021-07-29
    soldstatus $430,145 Sold 474-char remark

    Show marketing remark (474 chars)

    Under Construction-From its charming brick exterior to its open-concept kitchen/family room, The Ivey is perfect for entertaining. Its large kitchen island invites guests to pull up a chair, and its five spacious bedrooms ensure everyone has enough room. The Master Suite showcases a charming Master Bath and a huge walk-in closet. The plan’s two-story foyer stands out as you walk in the door, and the upstairs bonus room can serve as an in-home theater or game room.

19. 2021-03-23
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Under Construction-From its charming brick exterior to its open-concept kitchen/family room, The Ivey is perfect for entertaining. Its large kitchen island invites guests to pull up a chair, and its five spacious bedrooms ensure everyone has enough room. The Master Suite showcases a charming Master Bath and a huge walk-in closet. The plan’s two-story foyer stands out as you walk in the door, and the upstairs bonus room can serve as an in-home theater or game room.

20. 2021-03-05
    price $430,145 474-char remark

    Show marketing remark (474 chars)

    Under Construction-From its charming brick exterior to its open-concept kitchen/family room, The Ivey is perfect for entertaining. Its large kitchen island invites guests to pull up a chair, and its five spacious bedrooms ensure everyone has enough room. The Master Suite showcases a charming Master Bath and a huge walk-in closet. The plan’s two-story foyer stands out as you walk in the door, and the upstairs bonus room can serve as an in-home theater or game room.

21. 2021-02-26
    price $425,145 474-char remark

    Show marketing remark (474 chars)

    Under Construction-From its charming brick exterior to its open-concept kitchen/family room, The Ivey is perfect for entertaining. Its large kitchen island invites guests to pull up a chair, and its five spacious bedrooms ensure everyone has enough room. The Master Suite showcases a charming Master Bath and a huge walk-in closet. The plan’s two-story foyer stands out as you walk in the door, and the upstairs bonus room can serve as an in-home theater or game room.

22. 2021-02-19
    price $424,100 474-char remark

    Show marketing remark (474 chars)

    Under Construction-From its charming brick exterior to its open-concept kitchen/family room, The Ivey is perfect for entertaining. Its large kitchen island invites guests to pull up a chair, and its five spacious bedrooms ensure everyone has enough room. The Master Suite showcases a charming Master Bath and a huge walk-in closet. The plan’s two-story foyer stands out as you walk in the door, and the upstairs bonus room can serve as an in-home theater or game room.

23. 2021-01-31
    listed $424,070 Active 474-char remark

    Show marketing remark (474 chars)

    Under Construction-From its charming brick exterior to its open-concept kitchen/family room, The Ivey is perfect for entertaining. Its large kitchen island invites guests to pull up a chair, and its five spacious bedrooms ensure everyone has enough room. The Master Suite showcases a charming Master Bath and a huge walk-in closet. The plan’s two-story foyer stands out as you walk in the door, and the upstairs bonus room can serve as an in-home theater or game room.

ⓘ 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: $3,387 · $282/mo
• Projected year-2 tax: $3,387 · $282/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: $32,508
• − Mortgage interest: −$29,626
• − Property taxes: −$3,387
• − Insurance: −$2,644
• − Repairs & maintenance: −$2,601
• − Management: −$2,601
• − HOA: −$396
• − Depreciation: −$15,386
• Taxable loss: −$24,133
• Est. tax savings @ 24.0%: +$5,792
• After-tax cash flow: $-8,237/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

+24.7% since first listed

9 events — show timeline

• 2026-05-17 Price Changed $528,888 VMLS
• 2026-05-07 Price Changed $543,888 VMLS
• 2026-04-21 Listed $549,000 VMLS
• 2021-07-29 Sold (MLS) $430,145 VMLS
• 2021-03-23 Pending — VMLS
• 2021-03-05 Price Changed $430,145 VMLS
• 2021-02-26 Price Changed $425,145 VMLS
• 2021-02-19 Price Changed $424,100 VMLS
• 2021-01-31 Listed $424,070 VMLS

Property tax history

+0.0%/yr

Latest (2024): $3,387 · +0.0% YoY. Source: county tax records.