101 Bentworth Ln · Madison, AL 35758

$219,000

2 bd · 1.0 ba · 1,014 sqft · MultiFamily public records · 397 Days on market

Built 1988 1,400 sqft lot $216/sqft · 15% below area Est $259k · 15% under $80/mo HOA · 5% of rent

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +14.4/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• Schools +5.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

ABSOLUTE PRECIOUS BUNGALOW AWAITS YOU!!! JUST LIKE NEW!!! All new flooring, new roof, new windows & exterior doors, updated paint colors, new lighting fixtures, new granite countertops, new appliances. New 340 sq ft deck/courtyard. Chimney has been re-built. This home has open floor plan making entertaining an ease. Located within minutes of Redstone Arsenal, Research Park, Bridgestreet shopping & Madison Schools, this bungalow is a MUST SEE!!! HVAC is 2 years old. Stress-free neighborhood with yard work taken care of by HOA ($80 month) & clubhouse and community pool. You will want to make it your HOME SWEET HOME!!

Key facts

• New exterior doors
• Updated paint colors
• New flooring

Tags

• NEW FLOORING
• NEW ROOF
• NEW WINDOWS
• NEW EXTERIOR DOORS
• UPDATED PAINT COLORS
• NEW LIGHTING FIXTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $219k.

Deal economics

• At list price, monthly cash flow is $941 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Recommended offer: $193k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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); high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 31% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k 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 $61k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 397 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $219k implies a 123% gain — meaningful room to come down on a strong offer.

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 $192,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 397 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.42%
• DSCR: 1.82
• GRM: 6.0

CMA / ARV

• ARV (median comp): $258,736
• List price: $219,000
• Delta: -15.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.85×
• Total profit: $174,957
• Equity at exit: $197,293

10-year hold

• IRR: 31.6%
• Equity multiple: 8.50×
• Total profit: $459,887
• Equity at exit: $425,469

Cash invested: $61,320 (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: 12.0×

Monthly cashflow live

• Estimated rent: $3,046 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$145 /mo · $1,743/yr
• Insurance: −$91
• HOA: −$80
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $941

Break-even live

Break-even rent $1,854

Max offer price $219,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,046
Total (2 units)			$3,046

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Browns Ridge Ln Unit 1 Madison, AL	2.0	2.0	984	$1,250	$1.27	23d	1	0.06mi
100 Arch St Pl Madison, AL	1.0–2.0	1.0–2.0	838	$1,706	$2.03	13d	20	0.12mi
7900 Old Madison Pike Madison, AL	2.0–4.0	1.0–2.5	1313	$1,164	$0.89	14d	11	0.42mi
1 Madison Park Dr Madison, AL	1.0–3.0	1.0–2.0	1149	$1,678	$1.46	13d	18	0.43mi
286 Slaughter Rd NW Madison, AL	1.0–3.0	1.0–3.0	1385	$1,699	$1.23	13d	31	0.58mi
1105 Woodbine Rd Madison, AL	3.0	1.5	1254	$1,500	$1.20	23d	1	0.82mi
403 Oakland Rd Madison, AL	2.0	2.5	1165	$1,295	$1.11	43d	1	0.91mi
194 Shelton Rd Madison, AL	2.0	1.0–2.0	729	$1,149	$1.58	14d	9	0.95mi
124 Westscott Dr Madison, AL	2.0	2.0	994	$1,025	$1.03	21d	1	0.99mi
111 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	43d	1	1.05mi
104 Westscott Dr Madison, AL	2.0	2.0	975	$995	$1.02	43d	1	1.10mi
2002 Flagstone Dr Madison, AL	1.0–3.0	1.0–2.0	973	$1,247	$1.28	14d	77	1.29mi
100 River Oaks Dr Madison, AL	3.0	2.0	1126	$1,600	$1.42	23d	1	1.42mi
200 Millstone Ln Madison, AL	3.0	2.0	1425	$2,000	$1.40	43d	1	1.46mi
712 Marion Dr Madison, AL	3.0	1.0	1253	$1,450	$1.16	43d	1	1.47mi

HOA detail

• Monthly dues: $80 · $960/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $219,000 Active 397 DOM
2. 2026-06-17
   price $219,000 Active 396 DOM
3. 2026-06-17
   days on market $229,000 Active 396 DOM
4. 2026-06-16
   days on market $229,000 Active 395 DOM
5. 2026-06-15
   days on market $229,000 Active 394 DOM
6. 2026-06-14
   days on market $229,000 Active 392 DOM
7. 2026-06-10
   days on market $229,000 Active 389 DOM
8. 2026-06-09
   days on market $229,000 Active 388 DOM
9. 2026-06-08
   days on market $229,000 Active 387 DOM
10. 2026-06-07
    days on market $229,000 Active 386 DOM
11. 2026-06-03
    days on market $229,000 Active 382 DOM
12. 2026-06-02
    days on market $229,000 Active 381 DOM
13. 2026-06-01
    days on market $229,000 Active 380 DOM
14. 2026-05-31
    days on market $229,000 Active 379 DOM
15. 2026-05-30
    days on market $229,000 Active 378 DOM
16. 2026-02-05
    price $229,000 641-char remark

    Show marketing remark (641 chars)

    ABSOLUTE PRECIOUS BUNGALOW AWAITS YOU!!! JUST LIKE NEW!!! All new flooring, new roof, new windows & exterior doors, updated paint colors, new lighting fixtures, new granite countertops, new appliances. New 340 sq ft deck/courtyard. Chimney has been re-built. This home has open floor plan making entertaining an ease. Located within minutes of Redstone Arsenal, Research Park, Bridgestreet shopping & Madison Schools, this bungalow is a MUST SEE!!! HVAC is 2 years old. Stress-free neighborhood with yard work taken care of by HOA ($80 month) & clubhouse and community pool. You will want to make it your HOME SWEET HOME!!

17. 2025-11-17
    price $234,000 641-char remark

    Show marketing remark (641 chars)

    ABSOLUTE PRECIOUS BUNGALOW AWAITS YOU!!! JUST LIKE NEW!!! All new flooring, new roof, new windows & exterior doors, updated paint colors, new lighting fixtures, new granite countertops, new appliances. New 340 sq ft deck/courtyard. Chimney has been re-built. This home has open floor plan making entertaining an ease. Located within minutes of Redstone Arsenal, Research Park, Bridgestreet shopping & Madison Schools, this bungalow is a MUST SEE!!! HVAC is 2 years old. Stress-free neighborhood with yard work taken care of by HOA ($80 month) & clubhouse and community pool. You will want to make it your HOME SWEET HOME!!

18. 2025-06-19
    price $235,000 641-char remark

    Show marketing remark (641 chars)

    ABSOLUTE PRECIOUS BUNGALOW AWAITS YOU!!! JUST LIKE NEW!!! All new flooring, new roof, new windows & exterior doors, updated paint colors, new lighting fixtures, new granite countertops, new appliances. New 340 sq ft deck/courtyard. Chimney has been re-built. This home has open floor plan making entertaining an ease. Located within minutes of Redstone Arsenal, Research Park, Bridgestreet shopping & Madison Schools, this bungalow is a MUST SEE!!! HVAC is 2 years old. Stress-free neighborhood with yard work taken care of by HOA ($80 month) & clubhouse and community pool. You will want to make it your HOME SWEET HOME!!

19. 2025-05-17
    listed $245,000 Active 641-char remark

    Show marketing remark (641 chars)

    ABSOLUTE PRECIOUS BUNGALOW AWAITS YOU!!! JUST LIKE NEW!!! All new flooring, new roof, new windows & exterior doors, updated paint colors, new lighting fixtures, new granite countertops, new appliances. New 340 sq ft deck/courtyard. Chimney has been re-built. This home has open floor plan making entertaining an ease. Located within minutes of Redstone Arsenal, Research Park, Bridgestreet shopping & Madison Schools, this bungalow is a MUST SEE!!! HVAC is 2 years old. Stress-free neighborhood with yard work taken care of by HOA ($80 month) & clubhouse and community pool. You will want to make it your HOME SWEET HOME!!

20. 2006-12-07
    soldstatus $98,000

ⓘ 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: $1,743 · $145/mo
• Projected year-2 tax: $1,743 · $145/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $36,552
• − Mortgage interest: −$12,267
• − Property taxes: −$1,743
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,924
• − Management: −$2,924
• − HOA: −$960
• − Depreciation: −$6,371
• Taxable income: $8,268
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $9,313/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

+133.7% since first listed

5 events — show timeline

• 2026-02-05 Price Changed $229,000 VMLS
• 2025-11-17 Price Changed $234,000 VMLS
• 2025-06-19 Price Changed $235,000 VMLS
• 2025-05-17 Listed $245,000 VMLS
• 2006-12-07 Sold (Public Records) $98,000 Public Records

Property tax history

+5.7%/yr

Latest (2024): $1,743 · +0.0% YoY. Source: county tax records.