211 Fairbrook Dr · New Market, AL 35761

$264,900

3 bd · 1.0 ba · 1,502 sqft · SingleFamily public records · 198 Days on market

Built 2023 8,276 sqft lot $176/sqft · at area comps Est $272k · at est. $25/mo HOA · 1% of rent

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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).

• Cash flow +11.6/30.0
• ARV discount +8.6/15.0
• Schools +3.7/10.0
• DSCR +3.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 211 Faribrook Drive, a beautifully maintained, nearly new home located in the growing New Market community. Built just two years ago, this 3-bedroom, 2-bath residence offers modern finishes, low-maintenance living, and a functional open-concept floor plan. The main living area flows into a contemporary kitchen featuring black appliances, sleek countertops, ample cabinetry, and a large island ideal for casual dining and entertaining. The spacious primary suite includes a walk-in closet and an en-suite bath with double vanities and a walk-in shower. Two additional bedrooms provide flexibility for guests, a home office, or family use.

Key facts

• Black appliances
• Double vanity
• Contemporary kitchen

Tags

• CONTEMPORARY KITCHEN
• BLACK APPLIANCES
• LARGE ISLAND
• WALK-IN CLOSET
• EN-SUITE BATH
• DOUBLE VANITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-82 ($-987/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (5.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (27.8% below list).
• Recommended offer: $191k (27.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.2% 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: amenities F, commute F, employment 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.
• Zoned schools: Riverton Elementary School (math 52% / reading 67%, grade B-, #63 of 627 statewide, top 10%, 581 students, 29% FRL); Buckhorn Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 688 students, 38% FRL); Buckhorn High School (math 31% / reading 33%, grade F, #59 of 305 statewide, top 21%, 1,287 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 393 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 198 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Recommended offer $191,374 (27.8% 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 198 days. Have you received any prior offers? Is the seller open to a 28% 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 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?
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: 0.72% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (median comp): $271,501
• List price: $264,900
• Delta: -2.43%
• 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
107 Story Ray Dr	0.20mi	3/2.0	1,501 (-0%)	6mo	$246,385	$164	82
202 Bent Creek Ln	0.09mi	3/2.0	1,501 (-0%)	14mo	$246,390	$164	80
147 Story Ray Dr	0.10mi	3/2.0	1,501 (-0%)	15mo	$245,000	$163	78
204 Bent Creek Ln	0.10mi	3/2.0	1,501 (-0%)	17mo	$236,300	$157	77
178 Story Ray Dr	0.25mi	3/2.0	1,501 (-0%)	9mo	$263,245	$175	77
169 Story Ray Dr	0.21mi	3/2.0	1,501 (-0%)	12mo	$240,000	$160	76
205 Bent Creek Ln	0.15mi	3/2.0	1,501 (-0%)	16mo	$256,395	$171	76
172 Story Ray Dr	0.22mi	4/2.0 (+1)	1,501 (-0%)	12mo	$250,305	$167	71
111 Clayton Mance Rd	0.48mi	3/2.0	1,551 (+3%)	0mo	$265,000	$171	68
153 Story Ray Dr	0.01mi	3/2.0	1,725 (+15%)	7mo	$257,500	$149	65
1728 Oscar Patterson Rd	0.54mi	4/2.0 (+1)	1,626 (+8%)	12mo	$265,000	$163	42
1714 Oscar Patterson Rd	0.57mi	4/2.0 (+1)	1,683 (+12%)	4mo	$278,000	$165	41

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-48,281
• Equity at exit: $39,497

10-year hold

• IRR: -11.1%
• Equity multiple: 0.34×
• Total profit: $-49,262
• Equity at exit: $22,904

Cash invested: $74,172 (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: 393
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$70 /mo · $835/yr
• Insurance: −$110
• HOA: −$25
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-82

Break-even live

Break-even rent $2,018

Max offer price $250,368

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $-7	+0% $-82	+5% $-157	+10% $-232
Rent	-10% $-233	-5% $-158	+0% $-82	+5% $-7	+10% $69
Rate	-1.0pp $51	-0.5pp $-15	base $-82	+0.5pp $-151	+1.0pp $-221

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Saddle St New Market, AL	4.0	2.0	2067	$1,875	$0.91	16d	1	0.77mi
3943 Winchester Rd Unit B201 New Market, AL	2.0	2.0	1100	$1,250	$1.14	16d	1	1.42mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 20 events

1. 2026-06-22
   days on market $264,900 Active 198 DOM
2. 2026-06-18
   days on market $264,900 Active 195 DOM
3. 2026-06-17
   days on market $264,900 Active 194 DOM
4. 2026-06-16
   days on market $264,900 Active 193 DOM
5. 2026-06-15
   days on market $264,900 Active 192 DOM
6. 2026-06-14
   days on market $264,900 Active 190 DOM
7. 2026-06-10
   days on market $264,900 Active 187 DOM
8. 2026-06-09
   days on market $264,900 Active 186 DOM
9. 2026-06-08
   days on market $264,900 Active 185 DOM
10. 2026-06-07
    days on market $264,900 Active 184 DOM
11. 2026-06-02
    days on market $264,900 Active 179 DOM
12. 2026-06-01
    days on market $264,900 Active 178 DOM
13. 2026-05-31
    days on market $264,900 Active 177 DOM
14. 2026-05-30
    days on market $264,900 Active 176 DOM
15. 2026-04-16
    price $264,900 650-char remark

    Show marketing remark (650 chars)

    Welcome to 211 Faribrook Drive, a beautifully maintained, nearly new home located in the growing New Market community. Built just two years ago, this 3-bedroom, 2-bath residence offers modern finishes, low-maintenance living, and a functional open-concept floor plan. The main living area flows into a contemporary kitchen featuring black appliances, sleek countertops, ample cabinetry, and a large island ideal for casual dining and entertaining. The spacious primary suite includes a walk-in closet and an en-suite bath with double vanities and a walk-in shower. Two additional bedrooms provide flexibility for guests, a home office, or family use.

16. 2026-01-30
    price $269,900 650-char remark

    Show marketing remark (650 chars)

    Welcome to 211 Faribrook Drive, a beautifully maintained, nearly new home located in the growing New Market community. Built just two years ago, this 3-bedroom, 2-bath residence offers modern finishes, low-maintenance living, and a functional open-concept floor plan. The main living area flows into a contemporary kitchen featuring black appliances, sleek countertops, ample cabinetry, and a large island ideal for casual dining and entertaining. The spacious primary suite includes a walk-in closet and an en-suite bath with double vanities and a walk-in shower. Two additional bedrooms provide flexibility for guests, a home office, or family use.

17. 2025-12-06
    listed $274,900 Active 650-char remark

    Show marketing remark (650 chars)

    Welcome to 211 Faribrook Drive, a beautifully maintained, nearly new home located in the growing New Market community. Built just two years ago, this 3-bedroom, 2-bath residence offers modern finishes, low-maintenance living, and a functional open-concept floor plan. The main living area flows into a contemporary kitchen featuring black appliances, sleek countertops, ample cabinetry, and a large island ideal for casual dining and entertaining. The spacious primary suite includes a walk-in closet and an en-suite bath with double vanities and a walk-in shower. Two additional bedrooms provide flexibility for guests, a home office, or family use.

18. 2023-08-07
    soldstatus $249,900 Sold 640-char remark

    Show marketing remark (640 chars)

    Under Construction-Ready July 2023! Introducing another outstanding new ranch plan, the Piedmont, efficiently packed with all the essential elements demanded by today's lifestyles along with several surprising touches. This 3-bedroom 2-bath design greets you with a covered front porch that leads to an open layout with a front flex room and centrally-located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and conveniently located hall bath and laundry room. Colors/finishes will vary.

19. 2023-02-07
    historical 640-char remark

    Show marketing remark (640 chars)

    Under Construction-Ready July 2023! Introducing another outstanding new ranch plan, the Piedmont, efficiently packed with all the essential elements demanded by today's lifestyles along with several surprising touches. This 3-bedroom 2-bath design greets you with a covered front porch that leads to an open layout with a front flex room and centrally-located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and conveniently located hall bath and laundry room. Colors/finishes will vary.

20. 2023-02-07
    listed $249,305 640-char remark

    Show marketing remark (640 chars)

    Under Construction-Ready July 2023! Introducing another outstanding new ranch plan, the Piedmont, efficiently packed with all the essential elements demanded by today's lifestyles along with several surprising touches. This 3-bedroom 2-bath design greets you with a covered front porch that leads to an open layout with a front flex room and centrally-located island kitchen. The spacious family room has direct access to the rear yard, which is also enjoyed through views from the luxurious owner's suite. Secondary bedrooms are served by deep walk-in closets and conveniently located hall bath and laundry room. Colors/finishes will vary.

ⓘ 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: $835 · $70/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$251/yr (+$21/mo · 30.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,965
• − Mortgage interest: −$14,839
• − Property taxes: −$835
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − HOA: −$300
• − Depreciation: −$7,706
• Taxable loss: −$5,714
• Est. tax savings @ 24.0%: +$1,371
• After-tax cash flow: $384/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

• Census place: New Market, AL
• 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

+6.3% since first listed

6 events — show timeline

• 2026-04-16 Price Changed $264,900 VMLS
• 2026-01-30 Price Changed $269,900 VMLS
• 2025-12-06 Listed $274,900 VMLS
• 2023-08-07 Sold (MLS) $249,900 VMLS
• 2023-02-07 Delisted — VMLS
• 2023-02-07 Listed $249,305 VMLS

Property tax history

+268.7%/yr

Latest (2024): $835 · +268.7% YoY. Source: county tax records.