314 Greenstone Dr · Madison, AL 35758

$479,900

5 bd · 2.0 ba · 3,006 sqft · SingleFamily public records · 123 Days on market

Built 2001 0.36 ac lot $160/sqft · 9% above area Est $528k · 9% under $35/mo HOA · 1% of rent ↓ 24% since listing

---

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 +11.6/15.0
• Appreciation +10.0/10.0
• 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 +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

If you’ve been looking in Madison City Schools and need space, this one is worth a look. 5 bedrooms, over 3,600 sq ft, and a layout that gives you options, whether that’s working from home, hosting, or just spreading out. Downstairs has multiple living areas, an eat-in kitchen with granite, a bedroom or office, and a sunroom with its own unit for year-round use. Upstairs, you’ve got 4 more bedrooms, a private primary suite, and a bonus room. The backyard is fully fenced, and you’re close to everything: shopping, restaurants, Redstone Arsenal, and more. If space, location, and schools are at the top of your list, this one fits. No mandatory HOA. Roof (2014). HVAC (2021 and 2020). Natural gas.

Key facts

• Community pool
• Bonus room
• Tennis courts

Tags

• FENCED BACKYARD
• EAT-IN KITCHEN
• HEATED AND COOLED SUNROOM
• BONUS ROOM
• COMMUNITY POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (48.5% below list).
• Recommended offer: $247k (48.5% 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+, 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: Rainbow Elementary School (math 52% / reading 76%, grade B, #44 of 627 statewide, top 7%, 926 students, 18% 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); 390 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $247,063 (48.5% 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 123 days. Have you received any prior offers? Is the seller open to a 49% 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: 0.51% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.17%
• DSCR: 0.59
• GRM: 16.2

CMA / ARV

• ARV (median comp): $527,982
• List price: $479,900
• Delta: -9.11%
• 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
183 Fernbridge Blvd	0.37mi	4/3.0 (-1)	2,980 (-1%)	1mo	$565,000	$190	71
102 Bay Pointe Ln	0.25mi	4/3.0 (-1)	3,002 (-0%)	10mo	$480,000	$160	70
209 Chantilly Ln	0.29mi	4/3.0 (-1)	2,967 (-1%)	8mo	$465,000	$157	69
198 Fernbridge Blvd	0.52mi	4/3.5 (-1)	3,027 (+1%)	8mo	$570,000	$188	57
116 Equestrian Ln	0.71mi	5/3.5	3,070 (+2%)	6mo	$471,500	$154	53
297 Big Oak Ln	0.74mi	5/3.5	2,910 (-3%)	2mo	$470,000	$162	53
136 Arabian Dr	0.64mi	5/2.5	2,736 (-9%)	1mo	$434,900	$159	52
123 Eastfield Dr	0.49mi	4/2.5 (-1)	2,700 (-10%)	2mo	$270,000	$100	52
136 Antique Rose Dr	0.38mi	4/3.0 (-1)	3,350 (+11%)	3mo	$470,000	$140	51
118 Thoroughbred Trl	0.56mi	5/3.0	2,660 (-12%)	4mo	$425,000	$160	47
208 Greythorne Dr	0.72mi	4/3.5 (-1)	3,003 (-0%)	11mo	$585,000	$195	46
113 Lonesome Ct	0.59mi	4/2.5 (-1)	2,588 (-14%)	11mo	$399,000	$154	33

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: $192,310
• Equity at exit: $432,332

10-year hold

• IRR: 16.3%
• Equity multiple: 5.55×
• Total profit: $610,755
• Equity at exit: $932,340

Cash invested: $134,372 (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: 390
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $2,471 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$227 /mo · $2,725/yr
• Insurance: −$200
• HOA: −$35
• Vacancy / Maint / Mgmt: −$519
• Net cashflow: $-1,027

Break-even live

Break-even rent $3,771

Max offer price $298,490

Occupancy floor —

Sensitivity live

Price	-10% $-755	-5% $-891	+0% $-1,027	+5% $-1,163	+10% $-1,299
Rent	-10% $-1,222	-5% $-1,125	+0% $-1,027	+5% $-929	+10% $-832
Rate	-1.0pp $-785	-0.5pp $-905	base $-1,027	+0.5pp $-1,151	+1.0pp $-1,278

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 John Clift CIR Madison, AL	4.0	3.0	2503	$2,800	$1.12	16d	1	1.05mi
204 Stockyard CIR Madison, AL	4.0	2.0	2106	$2,300	$1.09	16d	1	1.29mi
112 Willow Rose Ln Madison, AL	4.0	2.0	2106	$2,500	$1.19	25d	1	1.41mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: gas

Listing history 50 events

1. 2026-06-22
   days on market $479,900 Active 123 DOM
2. 2026-06-18
   days on market $479,900 Active 120 DOM
3. 2026-06-17
   days on market $479,900 Active 119 DOM
4. 2026-06-16
   days on market $479,900 Active 118 DOM
5. 2026-06-15
   days on market $479,900 Active 117 DOM
6. 2026-06-14
   days on market $479,900 Active 115 DOM
7. 2026-06-10
   days on market $479,900 Active 112 DOM
8. 2026-06-09
   days on market $479,900 Active 111 DOM
9. 2026-06-08
   days on market $479,900 Active 110 DOM
10. 2026-06-07
    pricedays on market $479,900 Active 109 DOM
11. 2026-06-03
    days on market $493,000 Active 105 DOM
12. 2026-06-02
    days on market $493,000 Active 104 DOM
13. 2026-06-01
    days on market $493,000 Active 103 DOM
14. 2026-05-31
    days on market $493,000 Active 102 DOM
15. 2026-05-30
    days on market $493,000 Active 101 DOM
16. 2026-04-28
    price $493,000 724-char remark

    Show marketing remark (724 chars)

    If you’ve been looking in Madison City Schools and need space, this one is worth a look. 5 bedrooms, over 3,600 sq ft, and a layout that gives you options, whether that’s working from home, hosting, or just spreading out. Downstairs has multiple living areas, an eat-in kitchen with granite, a bedroom or office, and a sunroom with its own unit for year-round use. Upstairs, you’ve got 4 more bedrooms, a private primary suite, and a bonus room. The backyard is fully fenced, and you’re close to everything: shopping, restaurants, Redstone Arsenal, and more. If space, location, and schools are at the top of your list, this one fits. No mandatory HOA. Roof (2014). HVAC (2021 and 2020). Natural gas.

17. 2026-02-18
    listed $497,000 Active 724-char remark

    Show marketing remark (724 chars)

    If you’ve been looking in Madison City Schools and need space, this one is worth a look. 5 bedrooms, over 3,600 sq ft, and a layout that gives you options, whether that’s working from home, hosting, or just spreading out. Downstairs has multiple living areas, an eat-in kitchen with granite, a bedroom or office, and a sunroom with its own unit for year-round use. Upstairs, you’ve got 4 more bedrooms, a private primary suite, and a bonus room. The backyard is fully fenced, and you’re close to everything: shopping, restaurants, Redstone Arsenal, and more. If space, location, and schools are at the top of your list, this one fits. No mandatory HOA. Roof (2014). HVAC (2021 and 2020). Natural gas.

18. 2025-11-04
    price $484,900
19. 2025-10-15
    price $483,900
20. 2025-10-07
    listed $484,900 Active
21. 2025-10-06
    price $484,900
22. 2025-09-24
    price $483,900
23. 2025-09-17
    price $484,900
24. 2025-09-09
    price $483,900
25. 2025-08-18
    price $484,900
26. 2025-08-11
    price $483,900
27. 2025-08-06
    price $484,900
28. 2025-07-28
    price $483,900
29. 2025-07-10
    price $484,900
30. 2025-07-07
    price $493,900
31. 2025-06-23
    price $494,900
32. 2025-06-16
    price $495,900
33. 2025-06-06
    price $494,900
34. 2025-06-02
    price $495,900
35. 2025-05-26
    price $494,900
36. 2025-05-18
    price $498,900
37. 2025-04-28
    price $499,900
38. 2025-04-15
    price $509,900
39. 2025-04-01
    listed $519,900 Active
40. 2024-05-08
    price $519,800
41. 2024-04-18
    price $519,900
42. 2023-12-22
    price $524,900
43. 2023-12-12
    listed $534,900 Active
44. 2023-09-05
    price $524,400
45. 2023-08-21
    price $524,900
46. 2023-08-11
    price $533,000
47. 2023-08-05
    price $534,000
48. 2023-07-06
    listed $535,000 Active
49. 2023-06-06
    price $583,900
50. 2022-12-06
    price $584,900

ⓘ 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: $2,725 · $227/mo
• Projected year-2 tax: $2,725 · $227/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 ≥104°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: $29,648
• − Mortgage interest: −$26,882
• − Property taxes: −$2,725
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,372
• − Management: −$2,372
• − HOA: −$420
• − Depreciation: −$13,961
• Taxable loss: −$21,483
• Est. tax savings @ 24.0%: +$5,156
• After-tax cash flow: $-7,167/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

-24.0% since first listed

42 events — show timeline

• 2026-04-28 Price Changed $493,000 VMLS
• 2026-02-18 Listed $497,000 VMLS
• 2025-11-04 Price Changed $484,900 VMLS
• 2025-10-15 Price Changed $483,900 VMLS
• 2025-10-07 Listed $484,900 VMLS
• 2025-10-06 Price Changed $484,900 VMLS
• 2025-09-24 Price Changed $483,900 VMLS
• 2025-09-17 Price Changed $484,900 VMLS
• 2025-09-09 Price Changed $483,900 VMLS
• 2025-08-18 Price Changed $484,900 VMLS
• 2025-08-11 Price Changed $483,900 VMLS
• 2025-08-06 Price Changed $484,900 VMLS
• 2025-07-28 Price Changed $483,900 VMLS
• 2025-07-10 Price Changed $484,900 VMLS
• 2025-07-07 Price Changed $493,900 VMLS
• 2025-06-23 Price Changed $494,900 VMLS
• 2025-06-16 Price Changed $495,900 VMLS
• 2025-06-06 Price Changed $494,900 VMLS
• 2025-06-02 Price Changed $495,900 VMLS
• 2025-05-26 Price Changed $494,900 VMLS
• 2025-05-18 Price Changed $498,900 VMLS
• 2025-04-28 Price Changed $499,900 VMLS
• 2025-04-15 Price Changed $509,900 VMLS
• 2025-04-01 Listed $519,900 VMLS
• 2024-05-08 Price Changed $519,800 VMLS
• 2024-04-18 Price Changed $519,900 VMLS
• 2023-12-22 Price Changed $524,900 VMLS
• 2023-12-12 Listed $534,900 VMLS
• 2023-09-05 Price Changed $524,400 VMLS
• 2023-08-21 Price Changed $524,900 VMLS
• 2023-08-11 Price Changed $533,000 VMLS
• 2023-08-05 Price Changed $534,000 VMLS
• 2023-07-06 Listed $535,000 VMLS
• 2023-06-06 Price Changed $583,900 VMLS
• 2022-12-06 Price Changed $584,900 VMLS
• 2022-10-22 Listed $594,900 VMLS
• 2022-08-19 Price Changed $560,000 VMLS
• 2022-08-08 Price Changed $585,000 VMLS
• 2022-08-01 Price Changed $599,900 VMLS
• 2022-07-26 Price Changed $614,500 VMLS
• 2022-07-19 Price Changed $624,500 VMLS
• 2022-06-17 Listed $649,000 VMLS

Property tax history

+6.1%/yr

Latest (2024): $2,725 · +12.4% YoY. Source: county tax records.