108 Willowvalley Dr · Harvest, AL 35749

$235,000

3 bd · 1.0 ba · 1,502 sqft · SingleFamily public records · 25 Days on market

Built 1991 0.64 ac lot $156/sqft · 19% below area Est $294k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now available for purchase! This home boasts over 1500 sqft and has 3 bedrooms and 2 bathrooms. Recent updates include new hand scraped floors, granite, paint and stainless steel appliances. There is a huge patio deck perfect for entertaining.

Key facts

• Stylish kitchen
• Granite countertops
• Oversized backyard

Tags

• STYLISH KITCHEN
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• OVERSIZED BACKYARD
• EASY ACCESS TO HUNTSVILLE

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Harvest Place

Exterior

• Parking: Two-car garage
• Utilities: Septic tank for sewer
• Home design: Single-family residence; One story; Built in 1991; Residential property
• Construction: Slab foundation
• Exterior features: Patio

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $39 ($465/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 $180k (23.3% below list).
• Recommended offer: $180k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.5% in Harvest — 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 72/100 on livability (#27 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: Harvest School (math 19% / reading 46%, grade F, #329 of 627 statewide, top 53%, 734 students, 54% FRL); Sparkman Middle School (math 18% / reading 53%, grade F, #81 of 257 statewide, top 33%, 859 students, 60% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools average 50% FRL vs 29% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 666 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 25 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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.
• Current owner paid $135k; list at $235k implies a 74% gain — meaningful room to come down on a strong offer.

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 $180,181 (23.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.77% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.71%
• DSCR: 1.03
• GRM: 10.9

CMA / ARV

• ARV (median comp): $294,205
• List price: $235,000
• Delta: -20.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Ariel Dr NW	0.15mi	3/2.0	1,655 (+10%)	2mo	$278,000	$168	70
174 Labrador Ln	0.46mi	3/2.0	1,474 (-2%)	4mo	$256,667	$174	68
168 Labrador Ln	0.50mi	3/2.0	1,474 (-2%)	3mo	$245,000	$166	67
182 Labrador Ln	0.54mi	3/2.0	1,474 (-2%)	6mo	$250,900	$170	63
105 Labrador Ln	0.56mi	3/2.0	1,474 (-2%)	4mo	$257,859	$175	63
183 Labrador Ln	0.54mi	3/2.0	1,474 (-2%)	7mo	$265,900	$180	62
122 Labrador Ln	0.54mi	3/2.0	1,474 (-2%)	8mo	$264,900	$180	61
106 Amesbury Dr	0.44mi	3/2.0	1,672 (+11%)	7mo	$235,000	$141	50
171 Labrador Ln	0.46mi	4/2.0 (+1)	1,667 (+11%)	2mo	$259,400	$156	50
200 Ariel Dr	0.36mi	3/2.0	1,295 (-14%)	8mo	$245,000	$189	49
167 Labrador Ln	0.52mi	4/2.0 (+1)	1,667 (+11%)	2mo	$259,650	$156	47
118 Labrador Ln	0.58mi	4/2.0 (+1)	1,667 (+11%)	8mo	$255,800	$153	39

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-39,616
• Equity at exit: $35,039

10-year hold

• IRR: -13.4%
• Equity multiple: 0.28×
• Total profit: $-47,062
• Equity at exit: $20,319

Cash invested: $65,800 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 666
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $39

Break-even live

Break-even rent $1,753

Max offer price $235,000

Occupancy floor 93%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
348 Ariel Dr Harvest, AL	3.0	2.0	1450	$1,575	$1.09	43d	1	0.15mi
102 Border Collie Dr Harvest, AL	4.0	2.5	1891	$2,200	$1.16	13d	1	0.43mi
169 Labrador Ln Harvest, AL	4.0	2.5	1753	$1,925	$1.10	13d	1	0.55mi
180 Labrador Ln Harvest, AL	3.0	2.0	1260	$1,650	$1.31	43d	1	0.56mi
215 Farmington Dr Harvest, AL	3.0	2.0	2250	$1,520	$0.68	13d	1	1.10mi
135 Wethersfield Dr Harvest, AL	3.0	2.0	1325	$1,295	$0.98	13d	1	1.13mi
169 Fall Meadow Dr Harvest, AL	4.0	3.0	2136	$2,123	$0.99	43d	1	1.14mi
129 Farmington Dr Harvest, AL	3.0	2.5	1620	$1,398	$0.86	21d	1	1.16mi
123 Elmhurst Dr Harvest, AL	3.0	2.5	1732	$1,661	$0.96	43d	1	1.18mi
108 Lockport Dr Harvest, AL	3.0	3.0	2205	$1,591	$0.72	43d	1	1.27mi

Listing history 5 events

1. 2026-05-01
   listed $235,000 Active 350-char remark
2. 2018-02-21
   soldstatus $134,900
3. 2018-02-15
   soldstatus $134,900 243-char remark

   Show marketing remark (243 chars)

   Now available for purchase! This home boasts over 1500 sqft and has 3 bedrooms and 2 bathrooms. Recent updates include new hand scraped floors, granite, paint and stainless steel appliances. There is a huge patio deck perfect for entertaining.

4. 2017-11-15
   listed $135,900 243-char remark

   Show marketing remark (243 chars)

   Now available for purchase! This home boasts over 1500 sqft and has 3 bedrooms and 2 bathrooms. Recent updates include new hand scraped floors, granite, paint and stainless steel appliances. There is a huge patio deck perfect for entertaining.

5. 2008-05-29
   soldstatus $121,450

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: +$311/yr (+$26/mo · 47.7%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,622
• − Mortgage interest: −$13,164
• − Property taxes: −$652
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$6,836
• Taxable loss: −$3,665
• Est. tax savings @ 24.0%: +$880
• After-tax cash flow: $1,345/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 — Harvest

• Score: 72/100
• State rank: #27
• US rank: #5986

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harvest, AL
• County: Madison County · 380,832 people
• City population: 30,710
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

+93.5% since first listed

6 events — show timeline

• 2026-05-26 Pending — VMLS
• 2026-05-01 Listed $235,000 VMLS
• 2018-02-21 Sold (Public Records) $134,900 Public Records
• 2018-02-15 Sold (MLS) $134,900 VMLS
• 2017-11-15 Listed $135,900 VMLS
• 2008-05-29 Sold (Public Records) $121,450 Public Records

Property tax history

+7.8%/yr

Latest (2024): $652 · +4.1% YoY. Source: county tax records.