80 Wilcot Rd · Meridianville, AL 35759

$259,990

3 bd · 2.0 ba · 1,648 sqft · SingleFamily · 81 Days on market

Built 2026 7,200 sqft lot $158/sqft · 15% below area Est $305k · 15% under $13/mo HOA · 1% of rent ↓ 10% since listing

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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 +14.1/15.0
• Cash flow +7.9/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction-Estimated completion May 2026. 100% financing available! Blinds, Fridge, Washer & Dryer INCLUDED! This home offers an open-concept layout with a spacious great room and a gourmet kitchen featuring a sprawling island-perfect for entertaining. The primary suite boasts dual sinks & a walk-in closet, making the morning routine effortless. Step outside & relax on the covered back patio-ideal for unwinding after a long day. This home features smart and energy-efficient including spray foam insulation throughout & advanced air filtration system for lower utility costs and enhanced efforts.

Key facts

• Dual sinks
• Spacious great room
• Primary suite

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS GREAT ROOM
• GOURMET KITCHEN
• SPRAWLING ISLAND
• PRIMARY SUITE
• DUAL SINKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (25.6% below list).
• Recommended offer: $193k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.5% in Meridianville — 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 65/100 on livability (#118 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 492 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $8k 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 81 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $193,345 (25.6% 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 81 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. 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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.65%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

• ARV (median comp): $304,519
• List price: $259,990
• Delta: -14.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Old Dirt Rd	0.31mi	3/2.0	1,676 (+2%)	6mo	$309,900	$185	78
234 Irish Hill Dr	0.20mi	3/2.0	1,484 (-10%)	2mo	$279,900	$189	72
151 Wilcot Rd	0.43mi	4/2.0 (+1)	1,682 (+2%)	1mo	$284,900	$169	71
111 Old Dirt Rd	0.31mi	4/2.0 (+1)	1,748 (+6%)	1mo	$290,000	$166	70
210 Poppy Trl	0.57mi	4/2.0 (+1)	1,635 (-1%)	1mo	$268,306	$164	67
204 Poppy Trl	0.58mi	4/2.0 (+1)	1,635 (-1%)	2mo	$265,766	$163	65
172 Brier Valley Dr	0.30mi	4/2.0 (+1)	1,818 (+10%)	3mo	$299,900	$165	61
212 Poppy Trl	0.56mi	3/2.0	1,525 (-8%)	1mo	$260,585	$171	61
252 Poppy Trl	0.65mi	4/2.0 (+1)	1,635 (-1%)	3mo	$266,791	$163	61
254 Poppy Trl	0.65mi	4/2.0 (+1)	1,635 (-1%)	5mo	$269,791	$165	59
103 Walkers Hill Rd	0.52mi	3/2.0	1,501 (-9%)	3mo	$250,000	$167	59
127 Fairways Pass	0.65mi	3/2.0	1,868 (+13%)	4mo	$289,900	$155	44

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -27.0%
• Equity multiple: 0.11×
• Total profit: $-64,725
• Equity at exit: $38,765

10-year hold

• IRR: -36.1%
• Equity multiple: -0.34×
• Total profit: $-97,540
• Equity at exit: $22,479

Cash invested: $72,797 (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 35759

• Home prices YoY: -6.1%
• Rents YoY: 0.6%
• Active inventory: 492
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$13
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-282

Break-even live

Break-even rent $2,291

Max offer price $219,140

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-192	+0% $-282	+5% $-372	+10% $-462
Rent	-10% $-435	-5% $-359	+0% $-282	+5% $-206	+10% $-130
Rate	-1.0pp $-151	-0.5pp $-216	base $-282	+0.5pp $-350	+1.0pp $-418

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: $64,998
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
243 Irish Hill Dr Meridianville, AL	4.0	2.0	2100	$2,000	$0.95	45d	1	0.14mi
201 Wilcot Rd Meridianville, AL	3.0	2.0	1712	$1,903	$1.11	24d	1	0.30mi
1051 Steger Rd Meridianville, AL	3.0	2.0	1560	$1,700	$1.09	24d	1	0.53mi
125 Fairways Pass Meridianville, AL	3.0	2.0	1986	$1,795	$0.90	45d	1	0.66mi
280 Shangrila Way Meridianville, AL	4.0	2.0	2106	$1,899	$0.90	24d	1	0.84mi
319 Allene Way Meridianville, AL	4.0	2.0	2106	$2,150	$1.02	45d	1	0.96mi
304 Allene Way Meridianville, AL	3.0	2.0	1703	$1,800	$1.06	22d	1	1.04mi
302 Allene Way Meridianville, AL	4.0	3.0	1938	$2,400	$1.24	45d	1	1.05mi
247 Susan Lynn Dr Meridianville, AL	3.0	2.5	1772	$1,500	$0.85	45d	1	1.20mi
245 Susan Lynn Dr Meridianville, AL	3.0	2.5	1772	$1,500	$0.85	45d	1	1.20mi
243 Susan Lynn Dr Meridianville, AL	3.0	2.5	1772	$1,500	$0.85	45d	1	1.26mi
115 Elledge Farm Dr Hazel Green, AL	4.0	2.5	1990	$1,648	$0.83	24d	1	1.30mi
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	45d	1	1.30mi
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	24d	1	1.30mi
163 Susan Lynn Dr Meridianville, AL	3.0	2.5	1760	$1,695	$0.96	45d	1	1.30mi
169 Susan Lynn DR Hazel Green, AL	3.0	2.5	1760	$1,475	$0.84	24d	1	1.33mi
120 Elledge Farm Dr Hazel Green, AL	4.0	2.0	1999	$1,999	$1.00	24d	1	1.34mi
120 Lexi Ln Meridianville, AL	3.0	2.0	1621	$1,700	$1.05	24d	1	1.38mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 23 events

1. 2026-06-18
   days on market $259,990 Active 81 DOM
2. 2026-06-17
   days on market $259,990 Active 80 DOM
3. 2026-06-16
   days on market $259,990 Active 79 DOM
4. 2026-06-15
   days on market $259,990 Active 78 DOM
5. 2026-06-14
   pricedays on market $259,990 Active 76 DOM
6. 2026-06-10
   days on market $261,490 Active 73 DOM
7. 2026-06-09
   days on market $261,490 Active 72 DOM
8. 2026-06-08
   days on market $261,490 Active 71 DOM
9. 2026-06-07
   days on market $261,490 Active 70 DOM
10. 2026-06-02
    days on market $261,490 Active 65 DOM
11. 2026-06-01
    days on market $261,490 Active 64 DOM
12. 2026-05-31
    remarks 618-char remark
13. 2026-05-31
    days on market $261,490 Active 63 DOM
14. 2026-05-30
    days on market $261,490 Active 62 DOM
15. 2026-05-19
    price $261,490 625-char remark

    Show marketing remark (625 chars)

    Under Construction-Estimated completion May 2026. 100% financing available! Blinds, Fridge, Washer & Dryer INCLUDED! This home offers an open-concept layout with a spacious great room and a gourmet kitchen featuring a sprawling island-perfect for entertaining. The primary suite boasts dual sinks & a walk-in closet, making the morning routine effortless. Step outside & relax on the covered back patio-ideal for unwinding after a long day. This home features smart and energy-efficient including spray foam insulation throughout & advanced air filtration system for lower utility costs and enhanced efforts.

16. 2026-05-07
    price $261,490 195-char remark

    Show marketing remark (195 chars)

    Enjoy happy hour on the Chandler's covered back patio. Inside, the sprawling kitchen island overlooks the great room. In the primary suite, dual sinks and a walk-in closet simplify busy mornings.

17. 2026-05-05
    price $264,990 195-char remark

    Show marketing remark (195 chars)

    Enjoy happy hour on the Chandler's covered back patio. Inside, the sprawling kitchen island overlooks the great room. In the primary suite, dual sinks and a walk-in closet simplify busy mornings.

18. 2026-05-04
    price $264,990 625-char remark

    Show marketing remark (625 chars)

    Under Construction-Estimated completion May 2026. 100% financing available! Blinds, Fridge, Washer & Dryer INCLUDED! This home offers an open-concept layout with a spacious great room and a gourmet kitchen featuring a sprawling island-perfect for entertaining. The primary suite boasts dual sinks & a walk-in closet, making the morning routine effortless. Step outside & relax on the covered back patio-ideal for unwinding after a long day. This home features smart and energy-efficient including spray foam insulation throughout & advanced air filtration system for lower utility costs and enhanced efforts.

19. 2026-04-25
    status Active 195-char remark

    Show marketing remark (195 chars)

    Enjoy happy hour on the Chandler's covered back patio. Inside, the sprawling kitchen island overlooks the great room. In the primary suite, dual sinks and a walk-in closet simplify busy mornings.

20. 2026-04-25
    historical 195-char remark

    Show marketing remark (195 chars)

    Enjoy happy hour on the Chandler's covered back patio. Inside, the sprawling kitchen island overlooks the great room. In the primary suite, dual sinks and a walk-in closet simplify busy mornings.

21. 2026-04-23
    listed $279,990 Active 195-char remark

    Show marketing remark (195 chars)

    Enjoy happy hour on the Chandler's covered back patio. Inside, the sprawling kitchen island overlooks the great room. In the primary suite, dual sinks and a walk-in closet simplify busy mornings.

22. 2026-04-03
    price $279,990 625-char remark

    Show marketing remark (625 chars)

    Under Construction-Estimated completion May 2026. 100% financing available! Blinds, Fridge, Washer & Dryer INCLUDED! This home offers an open-concept layout with a spacious great room and a gourmet kitchen featuring a sprawling island-perfect for entertaining. The primary suite boasts dual sinks & a walk-in closet, making the morning routine effortless. Step outside & relax on the covered back patio-ideal for unwinding after a long day. This home features smart and energy-efficient including spray foam insulation throughout & advanced air filtration system for lower utility costs and enhanced efforts.

23. 2026-03-29
    listed $289,990 Active 625-char remark

    Show marketing remark (625 chars)

    Under Construction-Estimated completion May 2026. 100% financing available! Blinds, Fridge, Washer & Dryer INCLUDED! This home offers an open-concept layout with a spacious great room and a gourmet kitchen featuring a sprawling island-perfect for entertaining. The primary suite boasts dual sinks & a walk-in closet, making the morning routine effortless. Step outside & relax on the covered back patio-ideal for unwinding after a long day. This home features smart and energy-efficient including spray foam insulation throughout & advanced air filtration system for lower utility costs and enhanced efforts.

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

Taxation est. · year 1

• Rental income: $23,201
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$156
• − Depreciation: −$7,563
• Taxable loss: −$7,993
• Est. tax savings @ 24.0%: +$1,918
• After-tax cash flow: $-1,469/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 County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — Meridianville

• Score: 65/100
• State rank: #118
• US rank: #12516

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meridianville, AL
• County: Madison County · 380,832 people
• City population: 14,103
• Metro: Huntsville, AL
• Population (ZIP): 14,103
• Household income: $102,880
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 148.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 8% Hispanic / Latino 4% Native American 3% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -18.37%
• Current HPI: 282.7104
• Rent YoY: ▲ 0.55%
• 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

-9.8% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $261,490 VMLS
• 2026-05-07 Price Changed $261,490 Zillow
• 2026-05-05 Price Changed $264,990 Zillow
• 2026-05-04 Price Changed $264,990 VMLS
• 2026-04-25 Relisted — Zillow
• 2026-04-25 Delisted — Zillow
• 2026-04-23 Listed $279,990 Zillow
• 2026-04-03 Price Changed $279,990 VMLS
• 2026-03-29 Listed $289,990 VMLS