110 Sunset Rdg · Madison, AL 35758

$349,000

3 bd · 1.5 ba · 2,254 sqft · SingleFamily public records · 55 Days on market

Built 1992 7,405 sqft lot $155/sqft · at area comps Est $359k · at est.

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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 +8.8/15.0
• Schools +5.6/10.0
• Cash flow +5.2/30.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

WELCOME HOME to this great split level in Madison City! Cozy great room with wood floors and fireplace, separate dining room with wood floors and 10' ceilings, large kitchen with breakfast area and tile floors. Trex deck overlooking a nice wooded lot.

Key facts

• Quiet cul-de-sac
• Wood floors
• Convenient location

Tags

• NO HOA
• QUIET CUL-DE-SAC
• CONVENIENT LOCATION
• 60-ACRE RECREATIONAL FACILITY
• SPACIOUS OPEN FLOOR PLAN
• WOOD FLOORS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Two-car garage
• Utilities: Public sewer
• Home design: Single-family residence; Multi/split level; Built in 1992
• Construction: Slab foundation
• Exterior features: Located in the Sunset Ridge subdivision; Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating (2 zones); Central cooling (2 zones)
• Interior features: Fireplace (1) with standard configuration

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-786 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (39.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (43.6% below list).
• Recommended offer: $197k (43.6% below list) — sets the bar for 1% rule.
• Cap rate 3.6% 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: Midtown Elementary School (math 49% / reading 78%, grade B, #46 of 627 statewide, top 8%, 999 students, 26% 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); 382 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($339k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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.

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 $196,922 (43.6% 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 55 days. Have you received any prior offers? Is the seller open to a 44% 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: 0.56% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.65%
• DSCR: 0.57
• GRM: 14.8

CMA / ARV

• ARV (median comp): $359,013
• List price: $349,000
• Delta: -2.79%
• 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
111 Sunset Trl	0.11mi	3/2.5	2,204 (-2%)	11mo	$324,900	$147	78
106 Briarwood Dr	0.37mi	4/2.5 (+1)	2,182 (-3%)	7mo	$350,000	$160	62
112 Conger Rd	0.29mi	3/2.5	2,550 (+13%)	1mo	$450,000	$176	59
920 Highland Dr	0.62mi	3/2.5	2,244 (-0%)	11mo	$380,000	$169	57
932 Highland Cir	0.66mi	3/2.5	2,092 (-7%)	1mo	$375,000	$179	52
102 Conger Rd	0.37mi	3/2.5	2,492 (+11%)	12mo	$417,900	$168	51
606 Ambrose Dr	0.59mi	3/2.0	2,067 (-8%)	11mo	$314,900	$152	48
107 Manningham Dr	0.43mi	4/2.5 (+1)	2,485 (+10%)	8mo	$347,500	$140	47
117 Steele Dr	0.52mi	3/2.0	1,935 (-14%)	10mo	$330,000	$171	42
577 Eastview Dr	0.67mi	4/3.0 (+1)	2,153 (-4%)	12mo	$303,000	$141	40
136 Manningham Dr	0.58mi	4/2.5 (+1)	2,558 (+14%)	7mo	$410,000	$160	36
1018 Shelton Rd	0.72mi	4/3.0 (+1)	2,375 (+5%)	14mo	$335,000	$141	35

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: 17.2%
• Equity multiple: 2.40×
• Total profit: $137,252
• Equity at exit: $314,407

10-year hold

• IRR: 16.0%
• Equity multiple: 5.48×
• Total profit: $438,195
• Equity at exit: $678,030

Cash invested: $97,720 (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: 14.8×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,830
• Tax from tax record: −$366 /mo · $4,388/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-786

Break-even live

Break-even rent $2,964

Max offer price $210,224

Occupancy floor —

Sensitivity live

Price	-10% $-588	-5% $-687	+0% $-786	+5% $-884	+10% $-983
Rent	-10% $-941	-5% $-863	+0% $-786	+5% $-708	+10% $-630
Rate	-1.0pp $-610	-0.5pp $-697	base $-786	+0.5pp $-876	+1.0pp $-968

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1006 Wood Cir Madison, AL	3.0	2.0	2173	$1,899	$0.87	44d	1	0.41mi
1016 Seina Vista Dr Madison, AL	3.0	2.0	1981	$2,100	$1.06	15d	1	0.47mi
709 Marion Dr Madison, AL	3.0	2.0	2050	$1,795	$0.88	22d	1	0.48mi
619 Larry Dr Madison, AL	4.0	2.0	2093	$2,031	$0.97	24d	1	0.59mi
104 Horseshoe Bnd S Madison, AL	4.0	3.5	3100	$2,650	$0.85	44d	1	0.76mi
722 Highland Dr Madison, AL	3.0	2.5	1938	$1,750	$0.90	15d	1	0.79mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	44d	1	0.82mi
121 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,000	$1.09	44d	1	0.86mi
101 Springfield Ln Madison, AL	3.0	2.0	1640	$2,350	$1.43	44d	1	0.86mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$2,250	$1.64	15d	45	0.88mi
115 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,090	$1.14	24d	1	0.91mi
112 Betty Garrett Dr Madison, AL	4.0	2.0	1841	$2,049	$1.11	44d	1	0.92mi
102 Acacia Trail Dr Madison, AL	3.0	2.0	2005	$2,000	$1.00	22d	1	1.06mi
105 Whisperbrook Cir Madison, AL	3.0	2.0	1608	$1,800	$1.12	24d	1	1.11mi
106 Teal Park Ln Madison, AL	3.0	2.0	1707	$1,950	$1.14	15d	1	1.11mi
114 Telluride Dr Madison, AL	3.0	2.0	1578	$1,795	$1.14	44d	1	1.13mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	44d	1	1.13mi
189 Merganser Blvd Madison, AL	4.0	2.5	2225	$1,995	$0.90	24d	1	1.15mi
129 Telluride Dr Madison, AL	3.0	2.0	1912	$1,885	$0.99	24d	1	1.18mi
227 Park Stone Dr Madison, AL	4.0	2.5	2516	$2,300	$0.91	24d	1	1.24mi
110 Markum Ln Madison, AL	3.0	2.0	1937	$2,100	$1.08	44d	1	1.34mi
113 Claytor Ln Madison, AL	3.0	2.0	1650	$1,795	$1.09	15d	1	1.34mi
4286 Sullivan St Madison, AL	3.0	2.0	1815	$2,100	$1.16	22d	1	1.35mi
205 High Rd Madison, AL	4.0	3.0	2757	$2,600	$0.94	44d	1	1.39mi
202 High Rd Madison, AL	3.0	2.5	1759	$2,375	$1.35	24d	1	1.43mi

Listing history 30 events

1. 2026-06-18
   days on market $349,000 Active 55 DOM
2. 2026-06-17
   days on market $349,000 Active 54 DOM
3. 2026-06-16
   days on market $349,000 Active 53 DOM
4. 2026-06-15
   days on market $349,000 Active 52 DOM
5. 2026-06-14
   days on market $349,000 Active 50 DOM
6. 2026-06-10
   days on market $349,000 Active 47 DOM
7. 2026-06-09
   days on market $349,000 Active 46 DOM
8. 2026-06-08
   days on market $349,000 Active 45 DOM
9. 2026-06-07
   days on market $349,000 Active 44 DOM
10. 2026-06-03
    days on market $349,000 Active 40 DOM
11. 2026-06-02
    days on market $349,000 Active 39 DOM
12. 2026-06-01
    days on market $349,000 Active 38 DOM
13. 2026-05-31
    days on market $349,000 Active 37 DOM
14. 2026-05-30
    days on market $349,000 Active 36 DOM
15. 2026-04-24
    listed $359,000 Active 682-char remark
16. 2024-05-03
    soldstatus $314,200 Sold 252-char remark

    Show marketing remark (252 chars)

    WELCOME HOME to this great split level in Madison City! Cozy great room with wood floors and fireplace, separate dining room with wood floors and 10' ceilings, large kitchen with breakfast area and tile floors. Trex deck overlooking a nice wooded lot.

17. 2024-05-03
    soldstatus $314,200

    Show marketing remark (252 chars)

    WELCOME HOME to this great split level in Madison City! Cozy great room with wood floors and fireplace, separate dining room with wood floors and 10' ceilings, large kitchen with breakfast area and tile floors. Trex deck overlooking a nice wooded lot.

18. 2024-04-20
    status Pending 252-char remark

    Show marketing remark (252 chars)

    WELCOME HOME to this great split level in Madison City! Cozy great room with wood floors and fireplace, separate dining room with wood floors and 10' ceilings, large kitchen with breakfast area and tile floors. Trex deck overlooking a nice wooded lot.

19. 2024-04-05
    listed $319,000 Active 252-char remark

    Show marketing remark (252 chars)

    WELCOME HOME to this great split level in Madison City! Cozy great room with wood floors and fireplace, separate dining room with wood floors and 10' ceilings, large kitchen with breakfast area and tile floors. Trex deck overlooking a nice wooded lot.

20. 2022-03-24
    price $2,025
21. 2021-10-26
    soldstatus $280,000
22. 2021-10-25
    soldstatus $280,000 Sold

    Show marketing remark (481 chars)

    WELCOME HOME to this great split level in MADISON CITY! Cozy family room with fireplace, bright and sunny kitchen, all new LVP flooring, fresh paint, new faucets, new lighting downstairs. Some new lighting upstairs and a new water heater. Trex deck in the wooded backyard overlooks DUBLIN PARK. You can access the walking trail through your yard. Window seats in several rooms make the perfect spot to catch up on your favorite books. 7 months left on a transferable home warranty.

23. 2021-09-28
    status Pending

    Show marketing remark (481 chars)

    WELCOME HOME to this great split level in MADISON CITY! Cozy family room with fireplace, bright and sunny kitchen, all new LVP flooring, fresh paint, new faucets, new lighting downstairs. Some new lighting upstairs and a new water heater. Trex deck in the wooded backyard overlooks DUBLIN PARK. You can access the walking trail through your yard. Window seats in several rooms make the perfect spot to catch up on your favorite books. 7 months left on a transferable home warranty.

24. 2021-09-20
    listed $285,000 Active

    Show marketing remark (481 chars)

    WELCOME HOME to this great split level in MADISON CITY! Cozy family room with fireplace, bright and sunny kitchen, all new LVP flooring, fresh paint, new faucets, new lighting downstairs. Some new lighting upstairs and a new water heater. Trex deck in the wooded backyard overlooks DUBLIN PARK. You can access the walking trail through your yard. Window seats in several rooms make the perfect spot to catch up on your favorite books. 7 months left on a transferable home warranty.

25. 2020-04-15
    soldstatus $236,400
26. 2020-04-09
    soldstatus $236,400 Sold
27. 2020-03-02
    historical Contingent
28. 2020-02-25
    status Active
29. 2020-02-19
    historical Contingent
30. 2020-02-12
    listed $229,000 Active

ⓘ 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: $4,388 · $366/mo
• Projected year-2 tax: $4,388 · $366/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $23,631
• − Mortgage interest: −$19,549
• − Property taxes: −$4,388
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$10,153
• Taxable loss: −$15,985
• Est. tax savings @ 24.0%: +$3,836
• After-tax cash flow: $-5,591/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

+52.4% since first listed

17 events — show timeline

• 2026-05-20 Price Changed $349,000 VMLS
• 2026-04-24 Listed $359,000 VMLS
• 2024-05-03 Sold (Public Records) $314,200 Public Records
• 2024-05-03 Sold (MLS) $314,200 VMLS
• 2024-04-20 Pending — VMLS
• 2024-04-05 Listed $319,000 VMLS
• 2022-03-24 Price Changed $2,025 RENT.
• 2021-10-26 Sold (Public Records) $280,000 Public Records
• 2021-10-25 Sold (MLS) $280,000 VMLS
• 2021-09-28 Pending — VMLS
• 2021-09-20 Listed $285,000 VMLS
• 2020-04-15 Sold (Public Records) $236,400 Public Records
• 2020-04-09 Sold (MLS) $236,400 VMLS
• 2020-03-02 Contingent — VMLS
• 2020-02-25 Relisted — VMLS
• 2020-02-19 Contingent — VMLS
• 2020-02-12 Listed $229,000 VMLS

Property tax history

+18.2%/yr

Latest (2024): $4,388 · +3.8% YoY. Source: county tax records.