102 Mill Creek Xing · Madison, AL 35758

$330,000

3 bd · 1.0 ba · 1,406 sqft · SingleFamily public records · 3 Days on market

Built 1990 0.31 ac lot Est $267k · 24% over

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Why this score? — see what drove the F 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
• Schools +5.6/10.0
• Cash flow +4.7/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Lovingly maintained and never before seen on the MLS! This Madison home blends character, comfort, and smart updates in a hard-to-beat central location. Hardwood floors, a wood-burning fireplace, a light and bright kitchen, and smart lighting and thermostats make daily living feel easy. The main-level primary suite adds comfort, while spacious upstairs bedrooms with a Jack and Jill bath add convenience. Outside, enjoy a large patio with great privacy, rear-entry garage, RV parking pad, and no HOA. Located in a blue ribbon school district with the new Midtown Elementary. Major updates include roof, windows, HVAC, and remodeled main-floor bathrooms.

Key facts

• Rv parking pad
• Large patio
• Rear entry garage

Tags

• WOOD BURNING FIREPLACE
• LIGHT AND BRIGHT KITCHEN
• MAIN LEVEL PRIMARY SUITE
• LARGE PATIO
• REAR ENTRY GARAGE
• RV PARKING PAD

Property features AI

Finance

• Other: Lot approximately 0.31 acres (dimensions: 143 x 95 x 166 x 74)
• HOA & community: No homeowners association; Subdivision: Mill Creek Crossing; Community curbs

Exterior

• Parking: Two-car garage; Concrete driveway; Parking pad; RV access/parking
• Utilities: Public sewer; Public water; Electric service
• Home design: Single family residence; Residential property; Two levels; Built in 1990; Not new construction; Living area reported (value withheld from interior/exterior square footage display per instructions)
• Construction: Vinyl siding; Slab foundation; Shingles not specified
• Exterior features: Curb and gutters; Sidewalk; Underground utilities; Concrete driveway; Covered porch; Patio; Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Garbage disposal; Electric water heater
• Bedrooms: Total rooms include 8 (bedroom count not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric cooling; Thermostat (energy-efficient feature listed)
• Interior features: Double-pane windows; Low-flow plumbing fixtures; Wood-burning fireplace (one)
• Laundry & utility: Electric water heater (listed with appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-828 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (44.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (55.1% below list).
• Recommended offer: $148k (55.1% below list) — sets the bar for 1% rule.
• Cap rate 3.3% vs local median 2.6% in Madison — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Midtown Elementary School (math 49% / reading 78%, grade B, #46 of 627 statewide, top 8%, 999 students, 26% 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); 382 active listings in the ZIP; 36 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).
• This rent is only 15% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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 ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,100 (55.1% 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: 0.45% ✗
• Cap rate: 3.28%
• Cash-on-cash: -10.75%
• DSCR: 0.52
• GRM: 18.6

CMA / ARV

• ARV (on-the-fly): $267,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Philadelphia Dr	0.31mi	3/2.0	1,463 (+4%)	5mo	$172,000	$118	71
186 Liberty Dr	0.41mi	3/2.5	1,454 (+3%)	2mo	$275,000	$189	68
108 Philadelphia Dr	0.25mi	4/2.5 (+1)	1,539 (+10%)	1mo	$255,000	$166	61
126 Liza Ln	0.50mi	4/2.0 (+1)	1,452 (+3%)	7mo	$255,000	$176	57
4829 Wall Triana Hwy	0.12mi	3/2.0	1,544 (+10%)	22mo	$360,000	$233	55
160 Liberty Dr	0.34mi	3/2.5	1,362 (-3%)	22mo	$182,000	$134	54
103 Bambi Ln	0.59mi	3/2.0	1,545 (+10%)	2mo	$309,900	$201	50
106 Clover Ridge Dr	0.71mi	3/2.0	1,572 (+12%)	6mo	$300,000	$191	38
170 Jarrett Ln	0.67mi	3/2.0	1,555 (+11%)	11mo	$295,000	$190	38
177 Jarrett Ln	0.65mi	3/2.0	1,575 (+12%)	10mo	$217,000	$138	37
121 Mcdermotts Way	0.64mi	3/2.0	1,565 (+11%)	23mo	$310,000	$198	28
152 Clover Ridge Dr	0.72mi	3/2.0	1,587 (+13%)	16mo	$310,000	$195	28

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: 16.5%
• Equity multiple: 2.35×
• Total profit: $124,783
• Equity at exit: $297,290

10-year hold

• IRR: 15.6%
• Equity multiple: 5.38×
• Total profit: $404,618
• Equity at exit: $641,117

Cash invested: $92,400 (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: 18.6×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$129 /mo · $1,554/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-828

Break-even live

Break-even rent $2,529

Max offer price $183,814

Occupancy floor —

Sensitivity live

Price	-10% $-641	-5% $-734	+0% $-828	+5% $-921	+10% $-1,014
Rent	-10% $-945	-5% $-886	+0% $-828	+5% $-769	+10% $-711
Rate	-1.0pp $-661	-0.5pp $-744	base $-828	+0.5pp $-913	+1.0pp $-1,000

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Philadelphia Dr Madison, AL	3.0	2.0	1404	$1,650	$1.18	24d	1	0.30mi
106 Teal Park Ln Madison, AL	3.0	2.0	1707	$1,950	$1.14	14d	1	0.36mi
109 Michael Ave Unit 106B Madison, AL	2.0	1.0	950	$1,199	$1.26	44d	1	0.42mi
109 Michael Ave Unit 112D Madison, AL	2.0	1.0	950	$1,199	$1.26	24d	1	0.42mi
113 Claytor Ln Madison, AL	3.0	2.0	1650	$1,795	$1.09	14d	1	0.49mi
104 Village Ln Madison, AL	2.0	2.0	960	$995	$1.04	24d	1	0.50mi
104 Village Ln Madison, AL	2.0	2.0	960	$995	$1.04	44d	1	0.50mi
104 Village Ln Madison, AL	2.0	2.0	960	$995	$1.04	14d	1	0.50mi
106 Village Ln Madison, AL	2.0	2.0	960	$995	$1.04	44d	1	0.50mi
108 Village Ln Madison, AL	2.0	2.0	960	$995	$1.04	44d	1	0.50mi
110 Village Ln Madison, AL	2.0	2.0	960	$995	$1.04	44d	1	0.50mi
1110 Liberty Dr Unit 1110 Madison, AL	2.0	2.0	1100	$1,200	$1.09	24d	1	0.55mi
5142 Wall Triana Hwy Madison, AL	2.0–3.0	1.0–1.5	1000	$1,250	$1.25	44d	2	0.58mi
139 Angela Dr Madison, AL	2.0	2.0	1160	$995	$0.86	14d	1	0.65mi
144 Angela Dr Unit C Madison, AL	2.0	2.0	923	$950	$1.03	24d	1	0.69mi
149 Angela Dr Unit D Madison, AL	2.0	2.0	1000	$1,100	$1.10	44d	1	0.73mi
137 Clover Ridge Dr Madison, AL	3.0	2.0	1860	$1,850	$0.99	14d	1	0.76mi
102 McDermotts Way Madison, AL	3.0	2.0	1462	$1,675	$1.15	14d	1	0.76mi
7584 Madison Pike Madison, AL	1.0–3.0	1.0–2.0	1023	$1,299	$1.27	14d	17	0.87mi
114 Telluride Dr Madison, AL	3.0	2.0	1578	$1,795	$1.14	44d	1	0.90mi
109 DuPont Cir Madison, AL	3.0	2.0	1725	$1,895	$1.10	14d	1	0.91mi
210 Waters Edge Ln #6 Madison, AL	2.0	2.0	1060	$1,075	$1.01	44d	1	0.98mi
262 Waters Edge Ln Unit 262 Madison, AL	2.0	2.0	1055	$1,175	$1.11	44d	1	0.99mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	44d	1	0.99mi
349 Waters Edge Ln Unit n/a Madison, AL	2.0	2.0	1055	$1,050	$1.00	44d	1	1.01mi
105 Whisperbrook Cir Madison, AL	3.0	2.0	1608	$1,800	$1.12	24d	1	1.05mi
195 Amsterdam Pl Madison, AL	4.0	2.0	1820	$2,200	$1.21	14d	1	1.13mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	44d	1	1.15mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,250	$1.64	14d	45	1.17mi
134 Michli Rd Madison, AL	2.0	2.5	1564	$1,595	$1.02	44d	1	1.18mi
128 Michli Rd Madison, AL	2.0	3.0	1564	$1,550	$0.99	44d	1	1.19mi
416 Walton Rd Madison, AL	3.0	2.0	1306	$1,795	$1.37	14d	1	1.28mi
425 Falls PT SW Unit 1 Madison, AL	3.0	3.0	1375	$1,615	$1.17	44d	1	1.30mi
90 High St Unit 100A Madison, AL	2.0	1.0	900	$995	$1.11	44d	1	1.40mi
510 Clift Dr Madison, AL	3.0	2.0	1197	$1,600	$1.34	44d	1	1.41mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	21d	1	1.42mi

Listing history 1 events

1. 2026-05-22
   listed $330,000 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: $1,554 · $129/mo
• Projected year-2 tax: $1,554 · $129/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $17,772
• − Mortgage interest: −$18,485
• − Property taxes: −$1,554
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$9,600
• Taxable loss: −$16,360
• Est. tax savings @ 24.0%: +$3,926
• After-tax cash flow: $-6,004/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

1 event — show timeline

• 2026-05-22 Listed $330,000 VMLS

Property tax history

+9.5%/yr

Latest (2024): $1,554 · +3.2% YoY. Source: county tax records.