105 Lynbrook Blvd · Madison, AL 35758

$360,000

3 bd · 1.0 ba · 1,742 sqft · SingleFamily public records · 41 Days on market

Built 1983 0.45 ac lot $207/sqft · 21% above area Est $389k · 7% under

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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).

• ARV discount +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +5.8/30.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• 1% rule +0.1/10.0

Listing remarks MLS

OPEN HOUSE THIS SUNDAY 05/17/2026 2-4PM!! Warm and welcoming 3 br 2 ba ranch Perfectly located in the heart of Madison. This home has been lovingly upgraded and updated with new siding, new windows, new kitchen, floors, oven, microwave and washer/dryer all in 2021! HVAC 2019. Walk into the spacious, formal living/dining area. The kitchen is updated and upgraded and open to the huge family room which includes a beautiful fireplace. Enormous sunroom, perfect for play or relaxing, looks over almost 1/2 an acre corner lot. 3 generous sized bedrooms finished out this home.

Key facts

• New floors
• New kitchen
• New siding

Tags

• NEW SIDING
• NEW WINDOWS
• NEW KITCHEN
• NEW FLOORS
• NEW OVEN
• NEW MICROWAVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-713 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (49.2% below list).
• Recommended offer: $183k (49.2% below list) — sets the bar for 1% rule.
• Cap rate 3.9% 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.
• 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: Rainbow Elementary School (math 52% / reading 76%, grade B, #44 of 627 statewide, top 7%, 926 students, 18% 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); 390 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($349k) 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 $280k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,760 (49.2% 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 41 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
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: 0.51% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 16.4

CMA / ARV

• ARV (median comp): $388,789
• List price: $360,000
• Delta: -7.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 Hughes Rd	0.10mi	3/2.0	1,871 (+7%)	3mo	$275,000	$147	76
224 Shortland Dr	0.04mi	3/2.5	1,850 (+6%)	24mo	$345,000	$186	62
124 Champions Green Ln	0.31mi	3/2.0	1,662 (-5%)	17mo	$275,740	$166	59
104 Patra Dr	0.72mi	3/2.0	1,778 (+2%)	3mo	$300,000	$169	56
100 Champions Green Dr	0.40mi	3/2.0	1,642 (-6%)	14mo	$240,000	$146	56
100 Patra Dr	0.69mi	3/2.0	1,732 (-1%)	15mo	$250,500	$145	50
233 Gooch Ln	0.63mi	3/2.0	1,531 (-12%)	17mo	$365,000	$238	32
341 Bradford Farms Dr	0.62mi	4/2.0 (+1)	1,984 (+14%)	22mo	$350,000	$176	21
112 Leathertree Ln	0.72mi	3/2.0	1,994 (+14%)	24mo	$339,403	$170	18

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: 18.0%
• Equity multiple: 2.47×
• Total profit: $147,884
• Equity at exit: $324,317

10-year hold

• IRR: 16.6%
• Equity multiple: 5.62×
• Total profit: $465,943
• Equity at exit: $699,401

Cash invested: $100,800 (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: 390
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-713

Break-even live

Break-even rent $2,731

Max offer price $233,991

Occupancy floor —

Sensitivity live

Price	-10% $-510	-5% $-611	+0% $-713	+5% $-815	+10% $-917
Rent	-10% $-858	-5% $-785	+0% $-713	+5% $-641	+10% $-569
Rate	-1.0pp $-532	-0.5pp $-622	base $-713	+0.5pp $-807	+1.0pp $-901

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Champions Green Dr Madison, AL	3.0	2.0	1950	$1,995	$1.02	25d	1	0.35mi
403 Barrington Hills Dr Madison, AL	4.0	2.0	1820	$1,950	$1.07	23d	1	0.45mi
110 Wildweed Ct Madison, AL	3.0	2.0	1481	$1,750	$1.18	45d	1	0.93mi
6079 Wall Triana Hwy Madison, AL	3.0	2.0	1630	$2,100	$1.29	45d	1	1.19mi
100 Edison Ave NW Madison, AL	1.0–3.0	1.0–2.0	1025	$1,820	$1.77	15d	26	1.20mi
4095 Lawsons Ridge Dr Madison, AL	1.0–3.0	1.0–2.0	1028	$1,691	$1.64	15d	12	1.22mi
111 Tumbleweed Dr Madison, AL	4.0	2.0	2010	$2,450	$1.22	15d	1	1.30mi
649 Gooch Ln Madison, AL	4.0	2.0	1913	$2,061	$1.08	45d	1	1.30mi
5142 Wall Triana Hwy Madison, AL	2.0–3.0	1.0–1.5	1000	$1,250	$1.25	45d	2	1.33mi
267 Nance Rd Madison, AL	1.0–2.0	1.0–2.0	1049	$1,599	$1.52	15d	30	1.34mi
206 Osceola Cir Madison, AL	3.0	2.0	1850	$1,850	$1.00	45d	1	1.35mi
311 Cornstalk Cir Madison, AL	3.0	2.0	1850	$1,995	$1.08	45d	1	1.39mi
318 Cornstalk CIR Madison, AL	3.0	2.0	1837	$1,995	$1.09	45d	1	1.39mi
318 Cornstalk CIR Madison, AL	3.0	2.0	1837	$1,895	$1.03	25d	1	1.39mi
309 Cornstalk CIR Madison, AL	3.0	2.0	1850	$1,995	$1.08	45d	1	1.40mi
139 Angela Dr Madison, AL	2.0	2.0	1160	$995	$0.86	16d	1	1.41mi
102 McDermotts Way Madison, AL	3.0	2.0	1462	$1,675	$1.15	16d	1	1.41mi
139 Potters Wheel Madison, AL	3.0	2.0	1624	$1,675	$1.03	45d	1	1.48mi
1763 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1078	$1,859	$1.72	15d	36	1.49mi
1110 Liberty Dr Unit 1110 Madison, AL	2.0	2.0	1100	$1,200	$1.09	25d	1	1.49mi

Listing history 5 events

1. 2026-04-16
   listed $360,000 Active 575-char remark

   Show marketing remark (575 chars)

   OPEN HOUSE THIS SUNDAY 05/17/2026 2-4PM!! Warm and welcoming 3 br 2 ba ranch Perfectly located in the heart of Madison. This home has been lovingly upgraded and updated with new siding, new windows, new kitchen, floors, oven, microwave and washer/dryer all in 2021! HVAC 2019. Walk into the spacious, formal living/dining area. The kitchen is updated and upgraded and open to the huge family room which includes a beautiful fireplace. Enormous sunroom, perfect for play or relaxing, looks over almost 1/2 an acre corner lot. 3 generous sized bedrooms finished out this home.

2. 2021-06-30
   soldstatus $280,000
3. 2021-06-29
   soldstatus $280,000 Sold 585-char remark

   Show marketing remark (585 chars)

   Lovely Madison City ranch! Enter the foyer & you're immediately greeted by the spacious formal living/dining room which leads to the Efficient eat-in kitchen that is open to the large Family room. Master bedroom has a walk-in closet and tiled master bath. 2 generous sized bedrooms, one with cedar lined closet share a second bath. The Glorious sunroom is perfect for work, relaxing or for a party room. This home sits on a large & lush corner lot in a fabulous neighborhood that is a quick commute to school, work, hospital or restaurant. Home sold "as is where is"

4. 2021-06-06
   status Pending 585-char remark

   Show marketing remark (585 chars)

   Lovely Madison City ranch! Enter the foyer & you're immediately greeted by the spacious formal living/dining room which leads to the Efficient eat-in kitchen that is open to the large Family room. Master bedroom has a walk-in closet and tiled master bath. 2 generous sized bedrooms, one with cedar lined closet share a second bath. The Glorious sunroom is perfect for work, relaxing or for a party room. This home sits on a large & lush corner lot in a fabulous neighborhood that is a quick commute to school, work, hospital or restaurant. Home sold "as is where is"

5. 2021-05-29
   listed $235,000 Active 585-char remark

   Show marketing remark (585 chars)

   Lovely Madison City ranch! Enter the foyer & you're immediately greeted by the spacious formal living/dining room which leads to the Efficient eat-in kitchen that is open to the large Family room. Master bedroom has a walk-in closet and tiled master bath. 2 generous sized bedrooms, one with cedar lined closet share a second bath. The Glorious sunroom is perfect for work, relaxing or for a party room. This home sits on a large & lush corner lot in a fabulous neighborhood that is a quick commute to school, work, hospital or restaurant. Home sold "as is where is"

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$45/yr (+$4/mo · 3.2%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $21,931
• − Mortgage interest: −$20,166
• − Property taxes: −$1,431
• − Insurance: −$1,800
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$10,473
• Taxable loss: −$15,447
• Est. tax savings @ 24.0%: +$3,707
• After-tax cash flow: $-4,852/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

+53.2% since first listed

5 events — show timeline

• 2026-04-16 Listed $360,000 VMLS
• 2021-06-30 Sold (Public Records) $280,000 Public Records
• 2021-06-29 Sold (MLS) $280,000 VMLS
• 2021-06-06 Pending — VMLS
• 2021-05-29 Listed $235,000 VMLS

Property tax history

+7.5%/yr

Latest (2024): $1,431 · +5.1% YoY. Source: county tax records.