Tyndall Plan · Madison, AL 35756

$199,850

3 bd · 3.0 ba · 1,500 sqft · SingleFamily · 389 Days on market

Good condition

---

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).

• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Cash flow +0.5/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Tyndall. THREE BEDROOMS and THREE FULL BATHS! One bedroom downstairs on the main with a full bath is perfect for guests or a home office. Upstairs you'll find a spacious, secluded primary suite with a generous walk-in closet and dual vanity in the private bathroom. The third bedroom is on the opposite side of the house and also features a walk-in closet and its own full bathroom! This home includes quartz countertops, stainless steel appliances, and luxury plank flooring in the main living areas on the main level. Enjoy a low maintenance, residential lifestyle as lawn care is a complimentary service. These introductory priced homes are the most affordable new homes in the Huntsville Metro area! Photos/videos of a similar home, options my not be included. Situated right on HWY 72 and I-565, Autumn Woods is the perfect place to call home. Easily access Redstone Arsenal, Mazda Toyota Manufacturing, Huntsville International Airport, Clift Farms, Elk River, Downtown Athens, Isom's Orchard, shops, restaurants AND MORE all within minutes! Come tour today and see our unmatched lifestyle. Space to make your new house a home. That's Built Here.

Key facts

• Quartz countertops
• Walk-in closet
• Private bathroom

Tags

• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LUXURY PLANK FLOORING
• WALK-IN CLOSET
• PRIVATE BATHROOM

🏗️ New construction. The $199,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $553,258.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.7% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 1.1% vs local median 3.0% in Madison — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.1%/yr); 966 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($130k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,868 (12.0% 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 389 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.33% ✗
• Cap rate: 1.09%
• Cash-on-cash: -18.57%
• DSCR: 0.17
• GRM: 25.5

CMA / ARV

• ARV (median comp): $553,258
• List price: $199,850
• Delta: -63.88%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12072 Chilly Dr	0.12mi	3/3.0	1,500 (0%)	1mo	$222,048	$148	93
27551 Brisk Dr	0.12mi	3/3.0	1,446 (-4%)	0mo	$201,617	$139	88
27553 Brisk Dr	0.12mi	3/3.0	1,446 (-4%)	0mo	$200,708	$139	88
27561 Brisk Dr	0.12mi	3/3.0	1,446 (-4%)	0mo	$201,350	$139	88
27565 Brisk Dr	0.12mi	3/2.0	1,175 (-22%)	0mo	$222,638	$189	65
28116 Saddle Springs Dr NW	1.26mi	3/2.0	1,537 (+2%)	1mo	$255,000	$166	56
28152 Saddle Springs Dr NW	1.28mi	3/2.0	1,683 (+12%)	1mo	$299,900	$178	40
28081 Saddle Springs Dr NW	1.27mi	4/2.0 (+1)	1,841 (+23%)	0mo	$306,000	$166	31
28105 Saddle Springs Dr NW	1.28mi	4/2.0 (+1)	1,841 (+23%)	1mo	$302,000	$164	30
28080 Saddle Springs Dr NW	1.24mi	4/2.0 (+1)	1,841 (+23%)	1mo	$308,111	$167	30
28093 Saddle Springs Dr	1.27mi	4/2.0 (+1)	1,841 (+23%)	1mo	$312,500	$170	30
28129 Saddle Springs Dr	1.29mi	4/2.0 (+1)	1,841 (+23%)	2mo	$312,500	$170	30

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: -55.6%
• Equity multiple: -0.59×
• Total profit: $-245,619
• Equity at exit: $82,493

10-year hold

• IRR: —
• Equity multiple: -1.73×
• Total profit: $-423,433
• Equity at exit: $47,836

Cash invested: $154,912 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $312,850 ($168/sqft)
• Median days on market: 43 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +120.0% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35756

• Home prices YoY: -21.7%
• Rents YoY: 1.1%
• Active inventory: 966
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,805 high
• Mortgage (P&I): −$2,901
• Tax est. 1.5%: −$692 /mo · $8,299/yr
• Insurance: −$231
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-2,397

Break-even live

Break-even rent $4,840

Max offer price $206,343

Occupancy floor —

Sensitivity live

Price	-10% $-2,015	-5% $-2,206	+0% $-2,397	+5% $-2,589	+10% $-2,780
Rent	-10% $-2,540	-5% $-2,469	+0% $-2,397	+5% $-2,326	+10% $-2,255
Rate	-1.0pp $-2,119	-0.5pp $-2,257	base $-2,397	+0.5pp $-2,541	+1.0pp $-2,687

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: $138,315
• Closing costs: $16,598
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12092 Chilly Dr Madison, AL	3.0	3.0	1446	$1,495	$1.03	93d	1	0.06mi
12086 Windy Ln Madison, AL	3.0	3.0	1446	$1,800	$1.24	63d	1	0.09mi
27573 Brisk Dr Madison, AL	3.0	2.0	1175	$1,499	$1.28	72d	1	0.11mi
110 Oakland Spgs Madison, AL	1.0–3.0	1.0–2.0	1075	$1,779	$1.65	63d	35	0.87mi
28600 Huntsville Brownsferry Rd Madison, AL	3.0	2.5	1821	$1,758	$0.97	63d	4	1.13mi
13002 Golden Hay Cir NW Madison, AL	4.0	3.0	2108	$2,100	$1.00	63d	1	1.30mi
13216 New Foal Ln NW Madison, AL	4.0	3.0	2019	$2,200	$1.09	70d	1	1.34mi
26159 Valley Ridge Rd Madison, AL	4.0	2.0	1631	$1,845	$1.13	72d	1	1.41mi
28299 Saddle Springs Dr Madison, AL	4.0	3.0	2150	$2,020	$0.94	63d	1	1.42mi

Listing history 50 events

1. 2026-08-08
   days on market $199,850 Active 389 DOM
2. 2026-08-07
   days on market $199,850 Active 388 DOM
3. 2026-08-06
   days on market $199,850 Active 387 DOM
4. 2026-08-05
   days on market $199,850 Active 386 DOM
5. 2026-08-04
   days on market $199,850 Active 385 DOM
6. 2026-08-03
   days on market $199,850 Active 384 DOM
7. 2026-07-31
   days on market $199,850 Active 381 DOM
8. 2026-07-29
   days on market $199,850 Active 379 DOM
9. 2026-07-27
   days on market $199,850 Active 377 DOM
10. 2026-07-25
    days on market $199,850 Active 375 DOM
11. 2026-07-23
    days on market $199,850 Active 373 DOM
12. 2026-07-22
    days on market $199,850 Active 372 DOM
13. 2026-07-21
    days on market $199,850 Active 371 DOM
14. 2026-07-18
    days on market $199,850 Active 368 DOM
15. 2026-07-16
    days on market $199,850 Active 366 DOM
16. 2026-07-16
    days on market $199,850 Active 365 DOM
17. 2026-07-14
    days on market $199,850 Active 364 DOM
18. 2026-07-14
    days on market $199,850 Active 363 DOM
19. 2026-07-12
    days on market $199,850 Active 362 DOM
20. 2026-07-11
    days on market $199,850 Active 361 DOM
21. 2026-07-10
    days on market $199,850 Active 360 DOM
22. 2026-07-09
    days on market $199,850 Active 359 DOM
23. 2026-07-08
    days on market $199,850 Active 358 DOM
24. 2026-07-07
    days on market $199,850 Active 357 DOM
25. 2026-07-06
    days on market $199,850 Active 356 DOM
26. 2026-07-05
    days on market $199,850 Active 355 DOM
27. 2026-07-04
    days on market $199,850 Active 354 DOM
28. 2026-07-03
    days on market $199,850 Active 353 DOM
29. 2026-07-02
    days on market $199,850 Active 352 DOM
30. 2026-07-01
    days on market $199,850 Active 351 DOM
31. 2026-06-30
    days on market $199,850 Active 350 DOM
32. 2026-06-29
    days on market $199,850 Active 349 DOM
33. 2026-06-28
    days on market $199,850 Active 348 DOM
34. 2026-06-28
    days on market $199,850 Active 347 DOM
35. 2026-06-27
    days on market $199,850 Active 346 DOM
36. 2026-06-25
    days on market $199,850 Active 344 DOM
37. 2026-06-23
    days on market $199,850 Active 342 DOM
38. 2026-06-22
    days on market $199,850 Active 341 DOM
39. 2026-06-18
    days on market $199,850 Active 338 DOM
40. 2026-06-17
    days on market $199,850 Active 337 DOM
41. 2026-06-16
    days on market $199,850 Active 336 DOM
42. 2026-06-15
    days on market $199,850 Active 335 DOM
43. 2026-06-14
    days on market $199,850 Active 333 DOM
44. 2026-06-10
    days on market $199,850 Active 330 DOM
45. 2026-06-09
    days on market $199,850 Active 329 DOM
46. 2026-06-08
    days on market $199,850 Active 328 DOM
47. 2026-06-07
    days on market $199,850 Active 327 DOM
48. 2026-06-05
    days on market $199,850 Active 324 DOM
49. 2026-06-03
    days on market $199,850 Active 323 DOM
50. 2026-06-02
    days on market $199,850 Active 322 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $21,661
• − Mortgage interest: −$30,991
• − Property taxes: −$8,299
• − Insurance: −$2,766
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$16,095
• Taxable loss: −$39,956
• Est. tax savings @ 24.0%: +$9,589
• After-tax cash flow: $-19,180/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $7,500–$22,500 screening

This home is in excellent condition with modern finishes and a good curb appeal. It is move-in ready and would benefit from some minor updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value ↑
• Both Upgrading the kitchen appliances — New appliances can attract more buyers and renters ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Creekside Elementary School C AL #96/627 Nat'l #10,700/41,679

Schools (NCES district)

• District: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 of 129 in AL

B Composite livability gradescore 76/100

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

• County: Limestone County · 111,441 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: 5% of renters

---

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

---

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 · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

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

+2.0% since first listed

2 events — show timeline

• 2025-09-24 Price Changed $199,850 Zillow
• 2025-07-15 Listed $195,850 Zillow