5652 Maysville Rd · New Market, AL 35761

$162,000

3 bd · 1.0 ba · 1,404 sqft · SingleFamily public records · 106 Days on market

Built 1960 0.50 ac lot $115/sqft · 34% below area Est $269k · 40% under

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Why this score? — see what drove the C+ 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).

• Cash flow +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COME SEE THIS CUTE 3 Bedroom Brick rancher! Enjoy peace and privacy on Large .50 acre lot in quaint setting! GREAT HOME FOR THE FIRST TIME BUYER OR RETIREES! Less than 10 Minutes to Walmart and Publix! In desirable Buckhorn School District. Country Feel with City Conveniences! Roof 2023! Well Insulated (Low Utility Bills from $100 to $200 a month!). Alarm! No HOA! HURRY! WILL NOT LAST!

Key facts

• Roof 2023
• Large .50 acre lot
• Well insulated

Tags

• LARGE .50 ACRE LOT
• BUCKHORN SCHOOL DISTRICT
• ROOF 2023
• WELL INSULATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).
• Recommended offer: $147k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.1% in New Market — 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 60/100 on livability (#304 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: schools D+, amenities F, commute 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: 391 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k 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 106 days — a 9% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (10%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,420 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.11% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $269,430
• List price: $162,000
• Delta: -39.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Roman Randall Rd	0.39mi	3/2.0	1,408 (+0%)	3mo	$264,800	$188	75
3492 Winchester Rd E	0.25mi	3/2.0	1,559 (+11%)	0mo	$235,000	$151	66
219 Roman Randall Rd	0.39mi	3/2.0	1,501 (+7%)	1mo	$249,995	$167	66
5714 Maysville Rd	0.14mi	3/1.0	1,244 (-11%)	13mo	$49,900	$40	64
102 Khloiey Hopes Ln	0.46mi	3/2.0	1,501 (+7%)	2mo	$244,995	$163	61
104 Khloiey Hopes Ln	0.49mi	3/2.0	1,501 (+7%)	6mo	$247,000	$165	57
158 Green Rd	0.64mi	3/2.0	1,232 (-12%)	1mo	$225,000	$183	45
146 Green Rd	0.63mi	3/2.0	1,232 (-12%)	2mo	$228,000	$185	45
128 Buckhead Run	0.70mi	3/2.0	1,409 (+0%)	22mo	$260,000	$185	44
119 Buckhead Run	0.66mi	3/2.0	1,241 (-12%)	13mo	$250,000	$201	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-7,041
• Equity at exit: $24,155

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $18,680
• Equity at exit: $14,007

Cash invested: $45,360 (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 35761

• Home prices YoY: -9.3%
• Active inventory: 391
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $301

Break-even live

Break-even rent $1,417

Max offer price $162,000

Occupancy floor 78%

Sensitivity live

Price	-10% $413	-5% $357	+0% $301	+5% $245	+10% $189
Rent	-10% $159	-5% $230	+0% $301	+5% $372	+10% $443
Rate	-1.0pp $383	-0.5pp $342	base $301	+0.5pp $259	+1.0pp $217

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Cranbrook Dr New Market, AL	3.0	3.0	1687	$1,556	$0.92	44d	1	0.93mi
127 Tine Ln New Market, AL	3.0	2.0	1542	$2,100	$1.36	14d	1	0.97mi
105 Fawn Forest Dr New Market, AL	4.0	2.0	1800	$1,700	$0.94	44d	1	1.18mi
101 Fawn Forest Dr New Market, AL	3.0	2.0	1630	$1,750	$1.07	44d	1	1.21mi
108 Eagles Watch Ct New Market, AL	3.0	2.0	1551	$1,795	$1.16	24d	1	1.22mi
3943 Winchester Rd Unit B201 New Market, AL	2.0	2.0	1100	$1,250	$1.14	14d	1	1.24mi
157 Olde Hearth Rd New Market, AL	3.0	2.0	1466	$1,664	$1.14	22d	1	1.27mi
165 Olde Hearth Rd New Market, AL	3.0	2.0	1355	$1,684	$1.24	44d	1	1.27mi
154 Olde Hearth Rd New Market, AL	3.0	2.0	1143	$1,695	$1.48	14d	1	1.27mi
154 Olde Hearth Rd New Market, AL	3.0	2.0	1150	$1,695	$1.47	24d	1	1.27mi
110 Olde Hearth RD New Market, AL	3.0	2.0	1143	$1,707	$1.49	22d	1	1.31mi
174 River Pointe Dr New Market, AL	3.0	2.0	1620	$1,719	$1.06	24d	1	1.42mi

Listing history 6 events

1. 2026-03-29
   price $162,000 388-char remark

   Show marketing remark (388 chars)

   COME SEE THIS CUTE 3 Bedroom Brick rancher! Enjoy peace and privacy on Large .50 acre lot in quaint setting! GREAT HOME FOR THE FIRST TIME BUYER OR RETIREES! Less than 10 Minutes to Walmart and Publix! In desirable Buckhorn School District. Country Feel with City Conveniences! Roof 2023! Well Insulated (Low Utility Bills from $100 to $200 a month!). Alarm! No HOA! HURRY! WILL NOT LAST!

2. 2026-02-10
   listed $180,000 Active 388-char remark

   Show marketing remark (388 chars)

   COME SEE THIS CUTE 3 Bedroom Brick rancher! Enjoy peace and privacy on Large .50 acre lot in quaint setting! GREAT HOME FOR THE FIRST TIME BUYER OR RETIREES! Less than 10 Minutes to Walmart and Publix! In desirable Buckhorn School District. Country Feel with City Conveniences! Roof 2023! Well Insulated (Low Utility Bills from $100 to $200 a month!). Alarm! No HOA! HURRY! WILL NOT LAST!

3. 2026-02-10
   price $180,000 388-char remark

   Show marketing remark (388 chars)

   COME SEE THIS CUTE 3 Bedroom Brick rancher! Enjoy peace and privacy on Large .50 acre lot in quaint setting! GREAT HOME FOR THE FIRST TIME BUYER OR RETIREES! Less than 10 Minutes to Walmart and Publix! In desirable Buckhorn School District. Country Feel with City Conveniences! Roof 2023! Well Insulated (Low Utility Bills from $100 to $200 a month!). Alarm! No HOA! HURRY! WILL NOT LAST!

4. 2026-01-30
   soldstatus Sold 388-char remark

   Show marketing remark (388 chars)

   COME SEE THIS CUTE 3 Bedroom Brick rancher! Enjoy peace and privacy on Large .50 acre lot in quaint setting! GREAT HOME FOR THE FIRST TIME BUYER OR RETIREES! Less than 10 Minutes to Walmart and Publix! In desirable Buckhorn School District. Country Feel with City Conveniences! Roof 2023! Well Insulated (Low Utility Bills from $100 to $200 a month!). Alarm! No HOA! HURRY! WILL NOT LAST!

5. 2025-10-11
   status Pending 388-char remark

   Show marketing remark (388 chars)

   COME SEE THIS CUTE 3 Bedroom Brick rancher! Enjoy peace and privacy on Large .50 acre lot in quaint setting! GREAT HOME FOR THE FIRST TIME BUYER OR RETIREES! Less than 10 Minutes to Walmart and Publix! In desirable Buckhorn School District. Country Feel with City Conveniences! Roof 2023! Well Insulated (Low Utility Bills from $100 to $200 a month!). Alarm! No HOA! HURRY! WILL NOT LAST!

6. 2025-10-08
   listed $139,900 Active 388-char remark

   Show marketing remark (388 chars)

   COME SEE THIS CUTE 3 Bedroom Brick rancher! Enjoy peace and privacy on Large .50 acre lot in quaint setting! GREAT HOME FOR THE FIRST TIME BUYER OR RETIREES! Less than 10 Minutes to Walmart and Publix! In desirable Buckhorn School District. Country Feel with City Conveniences! Roof 2023! Well Insulated (Low Utility Bills from $100 to $200 a month!). Alarm! No HOA! HURRY! WILL NOT LAST!

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,581
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$4,713
• Taxable income: $1,101
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $3,350/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 — New Market

• Score: 60/100
• State rank: #304
• US rank: #19258

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 13,557
• Metro: Huntsville, AL
• Population (ZIP): 13,557
• Household income: $79,440
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 220.0

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 (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -26.88%
• Current HPI: 261.8281
• Rent YoY: —
• 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

+15.8% since first listed

6 events — show timeline

• 2026-03-29 Price Changed $162,000 VMLS
• 2026-02-10 Listed $180,000 VMLS
• 2026-02-10 Price Changed $180,000 VMLS
• 2026-01-30 Sold (MLS) — VMLS
• 2025-10-11 Pending — VMLS
• 2025-10-08 Listed $139,900 VMLS