117 Spotted Fawn Rd · Madison, AL 35758

$465,500

4 bd · 2.0 ba · 2,997 sqft · SingleFamily public records · 314 Days on market

Built 2008 9,583 sqft lot $155/sqft · 13% below area Est $486k · at est. $15/mo HOA · 1% of rent ↓ 52% 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).

• Appreciation +10.0/10.0
• ARV discount +9.4/15.0
• Schools +5.6/10.0
• Cash flow +5.5/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Home in the heart of Madison! Open floorplan with high ceilings in the entry and greatroom area. Nice floorplan with master suite down and 3 other bedrooms upstairs. Accented with beautiful open staircase overlooking greatroom area. Covered patio out on backside for relaxing evening cookouts. Downstairs hvac unit replaced in the last year.

Key facts

• Master suite
• Open floorplan
• Covered patio

Tags

• OPEN FLOORPLAN
• HIGH CEILINGS
• MASTER SUITE
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $466k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (37.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (47.9% below list).
• Recommended offer: $243k (47.9% below list) — sets the bar for 1% rule.
• Cap rate 3.7% 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; 15 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 $50k of equity ($3k loan paydown + $47k 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 ~$80k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 314 days — a 12% lower offer ($410k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $242,736 (47.9% 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 314 days. Have you received any prior offers? Is the seller open to a 48% 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. 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: 0.52% ✗
• Cap rate: 3.72%
• Cash-on-cash: -9.20%
• DSCR: 0.59
• GRM: 16.0

CMA / ARV

• ARV (median comp): $485,935
• List price: $465,500
• Delta: -4.21%
• 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
164 Silo Hill Rd	0.19mi	4/2.5	2,888 (-4%)	1mo	$470,000	$163	82
137 Spotted Fawn Rd	0.15mi	4/3.0	2,810 (-6%)	0mo	$470,000	$167	78
102 Kayo Rd	0.07mi	4/3.0	2,773 (-8%)	3mo	$474,000	$171	78
210 Overbrook Dr	0.10mi	4/2.5	2,596 (-13%)	2mo	$449,000	$173	69
134 Mill Park Ln	0.42mi	4/3.5	2,827 (-6%)	0mo	$525,000	$186	65
170 Bridgefield Rd	0.53mi	4/3.0	2,787 (-7%)	1mo	$465,000	$167	59
108 Pitalo St	0.20mi	5/3.5 (+1)	3,366 (+12%)	1mo	$549,000	$163	58
268 Heritage Mill Dr	0.54mi	4/3.5	3,239 (+8%)	1mo	$547,500	$169	54
141 Bellingham Dr	0.44mi	5/3.5 (+1)	3,349 (+12%)	1mo	$495,000	$148	48
215 Bridgefield Rd	0.63mi	3/3.0 (-1)	2,738 (-9%)	5mo	$415,000	$152	43
218 Mill Walk Ct	0.66mi	4/3.0	2,632 (-12%)	4mo	$505,000	$192	42
123 Chelsea Park Row	0.71mi	3/3.0 (-1)	2,580 (-14%)	4mo	$417,900	$162	31

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: 17.5%
• Equity multiple: 2.43×
• Total profit: $186,287
• Equity at exit: $419,359

10-year hold

• IRR: 16.3%
• Equity multiple: 5.54×
• Total profit: $591,815
• Equity at exit: $904,364

Cash invested: $130,340 (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: 16.0×

Monthly cashflow live

• Estimated rent: $2,427 high
• Mortgage (P&I): −$2,441
• Tax from tax record: −$267 /mo · $3,206/yr
• Insurance: −$194
• HOA: −$15
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $-1,000

Break-even live

Break-even rent $3,693

Max offer price $288,905

Occupancy floor —

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: $116,375
• Closing costs: $13,965
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Park Stone Dr Madison, AL	4.0	2.5	2516	$2,300	$0.91	23d	1	0.24mi
240 Heritage Mill Dr Madison, AL	4.0	4.5	3600	$2,975	$0.83	43d	1	0.32mi
189 Merganser Blvd Madison, AL	4.0	2.5	2225	$1,995	$0.90	23d	1	0.63mi
101 Mill Ridge Dr Madison, AL	4.0	3.5	3453	$3,100	$0.90	14d	1	0.63mi
123 Chelsea Park Madison, AL	3.0	3.0	2580	$2,650	$1.03	14d	1	0.71mi
104 Horseshoe Bnd S Madison, AL	4.0	3.5	3100	$2,650	$0.85	43d	1	0.71mi
110 Chelsea Park Madison, AL	3.0	2.5	2311	$2,600	$1.13	43d	1	0.74mi
104 Chelsea Park Madison, AL	3.0	3.0	2061	$2,300	$1.12	43d	1	0.76mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	43d	1	1.05mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,675	$1.95	14d	45	1.11mi
106 Blanchard Pl Madison, AL	3.0	2.0	1926	$2,100	$1.09	23d	1	1.19mi
114 Clover Ridge Dr Madison, AL	3.0	2.0	2002	$2,250	$1.12	43d	1	1.20mi
619 Larry Dr Madison, AL	4.0	2.0	2093	$2,031	$0.97	23d	1	1.33mi
137 Cormorant Lndg Madison, AL	4.0	3.5	3692	$3,600	$0.98	23d	1	1.40mi
709 Marion Dr Madison, AL	3.0	2.0	2050	$1,795	$0.88	21d	1	1.42mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 19 events

1. 2026-06-18
   days on market $465,500 Active 314 DOM
2. 2026-06-17
   days on market $465,500 Active 313 DOM
3. 2026-06-16
   days on market $465,500 Active 312 DOM
4. 2026-06-15
   days on market $465,500 Active 311 DOM
5. 2026-06-14
   days on market $465,500 Active 309 DOM
6. 2026-06-10
   days on market $465,500 Active 306 DOM
7. 2026-06-09
   days on market $465,500 Active 305 DOM
8. 2026-06-08
   days on market $465,500 Active 304 DOM
9. 2026-06-07
   pricedays on market $465,500 Active 303 DOM
10. 2026-06-03
    days on market $476,500 Active 299 DOM
11. 2026-06-02
    days on market $476,500 Active 298 DOM
12. 2026-06-01
    days on market $476,500 Active 297 DOM
13. 2026-05-31
    days on market $476,500 Active 296 DOM
14. 2026-05-30
    days on market $476,500 Active 295 DOM
15. 2026-04-28
    status Active 345-char remark

    Show marketing remark (345 chars)

    Home in the heart of Madison! Open floorplan with high ceilings in the entry and greatroom area. Nice floorplan with master suite down and 3 other bedrooms upstairs. Accented with beautiful open staircase overlooking greatroom area. Covered patio out on backside for relaxing evening cookouts. Downstairs hvac unit replaced in the last year.

16. 2026-02-17
    price $476,500 345-char remark

    Show marketing remark (345 chars)

    Home in the heart of Madison! Open floorplan with high ceilings in the entry and greatroom area. Nice floorplan with master suite down and 3 other bedrooms upstairs. Accented with beautiful open staircase overlooking greatroom area. Covered patio out on backside for relaxing evening cookouts. Downstairs hvac unit replaced in the last year.

17. 2025-11-06
    price $481,700 345-char remark

    Show marketing remark (345 chars)

    Home in the heart of Madison! Open floorplan with high ceilings in the entry and greatroom area. Nice floorplan with master suite down and 3 other bedrooms upstairs. Accented with beautiful open staircase overlooking greatroom area. Covered patio out on backside for relaxing evening cookouts. Downstairs hvac unit replaced in the last year.

18. 2025-08-05
    listed $491,700 Active 345-char remark

    Show marketing remark (345 chars)

    Home in the heart of Madison! Open floorplan with high ceilings in the entry and greatroom area. Nice floorplan with master suite down and 3 other bedrooms upstairs. Accented with beautiful open staircase overlooking greatroom area. Covered patio out on backside for relaxing evening cookouts. Downstairs hvac unit replaced in the last year.

19. 2008-02-04
    soldstatus $987,500

ⓘ 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: $3,206 · $267/mo
• Projected year-2 tax: $3,206 · $267/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $29,128
• − Mortgage interest: −$26,075
• − Property taxes: −$3,206
• − Insurance: −$2,328
• − Repairs & maintenance: −$2,330
• − Management: −$2,330
• − HOA: −$180
• − Depreciation: −$13,542
• Taxable loss: −$20,863
• Est. tax savings @ 24.0%: +$5,007
• After-tax cash flow: $-6,989/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

-51.7% since first listed

5 events — show timeline

• 2026-04-28 Relisted — VMLS
• 2026-02-17 Price Changed $476,500 VMLS
• 2025-11-06 Price Changed $481,700 VMLS
• 2025-08-05 Listed $491,700 VMLS
• 2008-02-04 Sold (Public Records) $987,500 Public Records

Property tax history

+8.0%/yr

Latest (2024): $3,206 · +3.7% YoY. Source: county tax records.