206 Springvale Cir · Madison, AL 35758

$175,000

2 bd · 1.5 ba · 1,534 sqft · Townhouse public records · 254 Days on market

Built 1974 3,572 sqft lot $114/sqft · 21% below area Est $212k · 18% under

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Why this score? — see what drove the B- 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 +16.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OWNER FINANCING AVAILABLE!! Great location! Near Redstone Arsenal, Toyota Field, Madison City schools. Quick access to I-565 and Bridge Street Town center shopping. Living room with wood burning fireplace, 2 car garage, private front and back patios. Association is responsible for all exterior maintenance except glass. Enjoy club house access and swimming pool. HOA $350.00 per month.

Key facts

• Great location
• Swimming pool
• Quick access

Tags

• GREAT LOCATION
• QUICK ACCESS
• WOOD BURNING FIREPLACE
• PRIVATE FRONT AND BACK PATIOS
• CLUB HOUSE ACCESS
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (8.0% below list).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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).
• This rent is only 16% of the median local income ($117k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 1.6% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 254 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 11969% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 254 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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 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?
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: 0.92% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.45%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $212,469
• List price: $175,000
• Delta: -17.64%
• 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
140 Summerview Dr	0.08mi	3/2.5 (+1)	1,525 (-1%)	2mo	$180,000	$118	85
207 Summerview Dr	0.03mi	3/2.0 (+1)	1,512 (-1%)	13mo	$185,000	$122	78
203 Springvale Cir	0.03mi	2/2.0	1,350 (-12%)	2mo	$179,900	$133	75
377 Oakland Rd	0.20mi	3/2.0 (+1)	1,522 (-1%)	12mo	$190,000	$125	72
434 Summerview Dr	0.10mi	2/2.0	1,317 (-14%)	5mo	$177,000	$134	65
365 Oakland Rd	0.21mi	3/2.0 (+1)	1,415 (-8%)	7mo	$199,900	$141	65
301 Autumn Ln	0.09mi	3/2.0 (+1)	1,464 (-5%)	21mo	$200,000	$137	64
302 Winterhaven Trl	0.06mi	3/2.5 (+1)	1,450 (-6%)	19mo	$197,710	$136	63
403 Summerview Dr	0.03mi	2/1.5	1,342 (-12%)	23mo	$175,000	$130	59
325 Autumn Ln	0.12mi	3/2.0 (+1)	1,448 (-6%)	23mo	$199,000	$137	59

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: 25.5%
• Equity multiple: 3.03×
• Total profit: $99,412
• Equity at exit: $157,654

10-year hold

• IRR: 22.1%
• Equity multiple: 6.78×
• Total profit: $283,403
• Equity at exit: $339,987

Cash invested: $49,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$918
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $100

Break-even live

Break-even rent $1,484

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $199	-5% $150	+0% $100	+5% $50	+10% $1
Rent	-10% $-27	-5% $36	+0% $100	+5% $164	+10% $227
Rate	-1.0pp $188	-0.5pp $145	base $100	+0.5pp $55	+1.0pp $9

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
403 Oakland Rd Madison, AL	2.0	2.5	1165	$1,295	$1.11	44d	1	0.20mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,247	$1.28	14d	77	0.23mi
245 Pineridge Rd Madison, AL	3.0	2.0	1812	$2,000	$1.10	44d	1	0.38mi
102 Acacia Trail Dr Madison, AL	3.0	2.0	2005	$2,000	$1.00	22d	1	0.52mi
101 Springfield Ln Madison, AL	3.0	2.0	1640	$2,350	$1.43	44d	1	0.59mi
240 Stadium Way Madison, AL	1.0–2.0	1.0–2.0	995	$1,690	$1.70	14d	29	0.65mi
104 Kathy Cir Madison, AL	3.0	2.0	1768	$1,995	$1.13	44d	1	0.73mi
200 Town Madison Blvd Madison, AL	1.0–2.0	1.0–2.0	998	$1,558	$1.56	14d	22	0.74mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$1,699	$1.23	14d	31	0.80mi
2300 Colonial Lake Dr Madison, AL	1.0–3.0	1.0–2.0	1083	$1,186	$1.09	14d	39	0.81mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,164	$0.89	14d	11	0.85mi
118 Canterbury Dr Madison, AL	3.0	2.0	2031	$2,300	$1.13	44d	1	0.89mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$1,678	$1.46	14d	18	0.90mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	24d	1	0.90mi
510 Clift Dr Madison, AL	3.0	2.0	1197	$1,600	$1.34	44d	1	0.92mi
153 Canterbury Dr Madison, AL	3.0	2.0	1730	$1,950	$1.13	22d	1	0.98mi
416 Walton Rd Madison, AL	3.0	2.0	1306	$1,795	$1.37	14d	1	1.02mi
100 Arch St Pl Madison, AL	1.0–2.0	1.0–2.0	838	$1,706	$2.03	14d	20	1.03mi
1006 Wood Cir Madison, AL	3.0	2.0	2173	$1,899	$0.87	44d	1	1.08mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	44d	1	1.10mi
709 Marion Dr Madison, AL	3.0	2.0	2050	$1,795	$0.88	22d	1	1.11mi
124 Iberville St Madison, AL	2.0	2.0	1346	$2,049	$1.52	44d	1	1.12mi
202 High Rd Madison, AL	3.0	2.5	1759	$2,375	$1.35	24d	1	1.17mi
1016 Seina Vista Dr Madison, AL	3.0	2.0	1981	$2,100	$1.06	14d	1	1.21mi
349 Waters Edge Ln Unit n/a Madison, AL	2.0	2.0	1055	$1,050	$1.00	44d	1	1.24mi
262 Waters Edge Ln Unit 262 Madison, AL	2.0	2.0	1055	$1,175	$1.11	44d	1	1.26mi
210 Waters Edge Ln #6 Madison, AL	2.0	2.0	1060	$1,075	$1.01	44d	1	1.26mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	44d	1	1.27mi
722 Highland Dr Madison, AL	3.0	2.5	1938	$1,750	$0.90	14d	1	1.29mi
180 Hughes Rd Madison, AL	1.0–4.0	1.0–3.5	1373	$1,824	$1.33	14d	45	1.35mi
234 W Lake Cir Madison, AL	2.0	2.0	1976	$1,695	$0.86	44d	1	1.37mi
248 W Lake Cir Madison, AL	2.0	2.0	1764	$1,625	$0.92	24d	1	1.41mi
122 W Lake Cir Madison, AL	2.0	2.0	1881	$1,695	$0.90	44d	1	1.44mi
102 W Lake Cir Madison, AL	3.0	2.5	2150	$1,700	$0.79	14d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $175,000 Active 254 DOM
2. 2026-06-17
   days on market $175,000 Active 253 DOM
3. 2026-06-16
   days on market $175,000 Active 252 DOM
4. 2026-06-15
   days on market $175,000 Active 251 DOM
5. 2026-06-14
   days on market $175,000 Active 249 DOM
6. 2026-06-10
   days on market $175,000 Active 246 DOM
7. 2026-06-09
   days on market $175,000 Active 245 DOM
8. 2026-06-08
   days on market $175,000 Active 244 DOM
9. 2026-06-07
   days on market $175,000 Active 243 DOM
10. 2026-06-03
    days on market $175,000 Active 239 DOM
11. 2026-06-02
    days on market $175,000 Active 238 DOM
12. 2026-06-01
    days on market $175,000 Active 237 DOM
13. 2026-05-31
    days on market $175,000 Active 236 DOM
14. 2026-05-30
    days on market $175,000 Active 235 DOM
15. 2026-02-14
    historical $1,450
16. 2026-01-07
    listed $1,450
17. 2026-01-05
    listed $180,000 Active
18. 2025-10-22
    price $175,000 386-char remark

    Show marketing remark (386 chars)

    OWNER FINANCING AVAILABLE!! Great location! Near Redstone Arsenal, Toyota Field, Madison City schools. Quick access to I-565 and Bridge Street Town center shopping. Living room with wood burning fireplace, 2 car garage, private front and back patios. Association is responsible for all exterior maintenance except glass. Enjoy club house access and swimming pool. HOA $350.00 per month.

19. 2025-10-07
    listed $180,000 Active 386-char remark

    Show marketing remark (386 chars)

    OWNER FINANCING AVAILABLE!! Great location! Near Redstone Arsenal, Toyota Field, Madison City schools. Quick access to I-565 and Bridge Street Town center shopping. Living room with wood burning fireplace, 2 car garage, private front and back patios. Association is responsible for all exterior maintenance except glass. Enjoy club house access and swimming pool. HOA $350.00 per month.

20. 2025-10-01
    historical $1,500
21. 2025-07-19
    price $184,750
22. 2025-06-14
    listed $1,500
23. 2025-06-12
    price $184,900
24. 2025-05-19
    price $194,450
25. 2025-05-09
    listed $194,500 Active
26. 2025-03-20
    price $189,991
27. 2025-02-17
    price $199,931
28. 2025-01-17
    listed $204,931 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $19,326
• − Mortgage interest: −$9,803
• − Property taxes: −$2,180
• − Insurance: −$875
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$5,091
• Taxable loss: −$1,715
• Est. tax savings @ 24.0%: +$411
• After-tax cash flow: $1,612/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

-99.3% since first listed

14 events — show timeline

• 2026-02-14 Rental Removed $1,450 VMLS
• 2026-01-07 Listed for Rent $1,450 VMLS
• 2026-01-05 Listed $180,000 VMLS
• 2025-10-22 Price Changed $175,000 ForSaleByOwner.com
• 2025-10-07 Listed $180,000 ForSaleByOwner.com
• 2025-10-01 Rental Removed $1,500 VMLS
• 2025-07-19 Price Changed $184,750 VMLS
• 2025-06-14 Listed for Rent $1,500 VMLS
• 2025-06-12 Price Changed $184,900 VMLS
• 2025-05-19 Price Changed $194,450 VMLS
• 2025-05-09 Listed $194,500 VMLS
• 2025-03-20 Price Changed $189,991 VMLS
• 2025-02-17 Price Changed $199,931 VMLS
• 2025-01-17 Listed $204,931 VMLS

Property tax history

+7.5%/yr

Latest (2024): $2,180 · +0.0% YoY. Source: county tax records.