29222 Carnaby Ln · Harvest, AL 35773

$399,900

4 bd · 3.0 ba · 2,319 sqft · SingleFamily public records · 52 Days on market

Built 2018 0.32 ac lot $172/sqft · 20% below area Est $460k · 13% under $21/mo HOA · 1% of rent

---

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 +13.4/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This three year old home feels brand new. With just a quick drive to Huntsville, Redstone Arsenal, and Research Park, this house offers a wonderful neighborhood and pastoral views. Hardwoods throughout the kitchen, family, and master bedroom. You'll have all of the upgrades including beautiful trim work, trey ceilings, granite, and more. This 4 BR/2.5 BA home offers a downstairs master and three additional BRs upstairs. The master BR has a large walk-in closet complete with a tiled shower and a soaking tub.

Key facts

• Stainless appliances
• Gas-log fireplace
• Granite countertops

Tags

• OPEN-CONCEPT LAYOUT
• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS APPLIANCES
• GAS-LOG FIREPLACE
• TILED SHOWER

Property features AI

Finance

• Other: Lot about 0.32 acres (approx. 95 x 152 x 76 x 152 feet); Living area reported as 2,125 square feet; Directions available from Hwy 53 north of Huntsville
• HOA & community: HOA with an annual fee of $250; Subdivision: Graystone Estates

Exterior

• Parking: Two-car garage; Concrete driveway
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Two levels; Residential property
• Construction: Brick and stone construction; Slab foundation; Built as existing (not new construction)
• Exterior features: Covered front porch; Concrete driveway

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal; Tankless gas water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central cooling (multiple units)
• Interior features: Gas log fireplace; Sprinkler system

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-910 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (40.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (53.4% below list).
• Recommended offer: $187k (53.4% below list) — sets the bar for 1% rule.

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.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cedar Hill Elementary School (math 33% / reading 52%, grade F, #209 of 627 statewide, top 34%, 578 students, 48% FRL); Ardmore High School (math 15% / reading 38%, grade F, #107 of 305 statewide, top 36%, 993 students, 50% FRL).
• Market conditions: 326 active listings in the ZIP; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $186,536 (53.4% 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 52 days. Have you received any prior offers? Is the seller open to a 53% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.47% ✗
• Cap rate: 3.56%
• Cash-on-cash: -9.76%
• DSCR: 0.57
• GRM: 17.9

CMA / ARV

• ARV (median comp): $459,691
• List price: $399,900
• Delta: -13.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29349 Carnaby Ln	0.12mi	3/2.0 (-1)	2,230 (-4%)	2mo	$482,800	$217	77
25428 Old School House Rd	0.02mi	3/2.0 (-1)	2,125 (-8%)	2mo	$439,900	$207	74
29440 Carnaby Ln	0.15mi	4/2.5	2,340 (+1%)	21mo	$469,900	$201	72
29268 Liberty Way	0.49mi	4/3.0	2,170 (-6%)	11mo	$389,900	$180	57
29171 Bethel Rd	0.61mi	3/2.5 (-1)	2,382 (+3%)	24mo	$385,000	$162	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $159,614
• Equity at exit: $360,262

10-year hold

• IRR: 16.4%
• Equity multiple: 5.60×
• Total profit: $515,221
• Equity at exit: $776,918

Cash invested: $111,972 (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 35773

• Home prices YoY: 28.8%
• Active inventory: 326
• Price-to-rent: 17.9×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$99 /mo · $1,190/yr
• Insurance: −$167
• HOA: −$21
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-910

Break-even live

Break-even rent $3,018

Max offer price $239,093

Occupancy floor —

Sensitivity live

Price	-10% $-684	-5% $-797	+0% $-910	+5% $-1,023	+10% $-1,137
Rent	-10% $-1,058	-5% $-984	+0% $-910	+5% $-837	+10% $-763
Rate	-1.0pp $-709	-0.5pp $-809	base $-910	+0.5pp $-1,014	+1.0pp $-1,119

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 29 events

1. 2026-06-22
   days on market $399,900 Active 52 DOM
2. 2026-06-18
   days on market $399,900 Active 49 DOM
3. 2026-06-17
   price $399,900 Active 48 DOM
4. 2026-06-17
   days on market $419,900 Active 48 DOM
5. 2026-06-16
   days on market $419,900 Active 47 DOM
6. 2026-06-15
   days on market $419,900 Active 46 DOM
7. 2026-06-14
   days on market $419,900 Active 44 DOM
8. 2026-06-10
   days on market $419,900 Active 41 DOM
9. 2026-06-09
   days on market $419,900 Active 40 DOM
10. 2026-06-08
    days on market $419,900 Active 39 DOM
11. 2026-06-07
    days on market $419,900 Active 38 DOM
12. 2026-06-05
    days on market $419,900 Active 35 DOM
13. 2026-06-03
    days on market $419,900 Active 34 DOM
14. 2026-06-02
    days on market $419,900 Active 33 DOM
15. 2026-06-01
    days on market $419,900 Active 32 DOM
16. 2026-05-31
    days on market $419,900 Active 31 DOM
17. 2026-05-30
    days on market $419,900 Active 30 DOM
18. 2026-04-30
    listed $424,900 Active 696-char remark
19. 2024-05-24
    soldstatus $382,500 Sold 517-char remark

    Show marketing remark (517 chars)

    This three year old home feels brand new. With just a quick drive to Huntsville, Redstone Arsenal, and Research Park, this house offers a wonderful neighborhood and pastoral views. Hardwoods throughout the kitchen, family, and master bedroom. You'll have all of the upgrades including beautiful trim work, trey ceilings, granite, and more. This 4 BR/2.5 BA home offers a downstairs master and three additional BRs upstairs. The master BR has a large walk-in closet complete with a tiled shower and a soaking tub.

20. 2024-05-24
    soldstatus $382,500

    Show marketing remark (517 chars)

    This three year old home feels brand new. With just a quick drive to Huntsville, Redstone Arsenal, and Research Park, this house offers a wonderful neighborhood and pastoral views. Hardwoods throughout the kitchen, family, and master bedroom. You'll have all of the upgrades including beautiful trim work, trey ceilings, granite, and more. This 4 BR/2.5 BA home offers a downstairs master and three additional BRs upstairs. The master BR has a large walk-in closet complete with a tiled shower and a soaking tub.

21. 2024-05-01
    historical Contingent 517-char remark

    Show marketing remark (517 chars)

    This three year old home feels brand new. With just a quick drive to Huntsville, Redstone Arsenal, and Research Park, this house offers a wonderful neighborhood and pastoral views. Hardwoods throughout the kitchen, family, and master bedroom. You'll have all of the upgrades including beautiful trim work, trey ceilings, granite, and more. This 4 BR/2.5 BA home offers a downstairs master and three additional BRs upstairs. The master BR has a large walk-in closet complete with a tiled shower and a soaking tub.

22. 2024-02-22
    price $384,900 517-char remark

    Show marketing remark (517 chars)

    This three year old home feels brand new. With just a quick drive to Huntsville, Redstone Arsenal, and Research Park, this house offers a wonderful neighborhood and pastoral views. Hardwoods throughout the kitchen, family, and master bedroom. You'll have all of the upgrades including beautiful trim work, trey ceilings, granite, and more. This 4 BR/2.5 BA home offers a downstairs master and three additional BRs upstairs. The master BR has a large walk-in closet complete with a tiled shower and a soaking tub.

23. 2023-10-02
    listed $399,900 Active 517-char remark

    Show marketing remark (517 chars)

    This three year old home feels brand new. With just a quick drive to Huntsville, Redstone Arsenal, and Research Park, this house offers a wonderful neighborhood and pastoral views. Hardwoods throughout the kitchen, family, and master bedroom. You'll have all of the upgrades including beautiful trim work, trey ceilings, granite, and more. This 4 BR/2.5 BA home offers a downstairs master and three additional BRs upstairs. The master BR has a large walk-in closet complete with a tiled shower and a soaking tub.

24. 2023-09-20
    listed $409,000 Active
25. 2020-04-24
    soldstatus $274,900 Sold
26. 2020-03-30
    historical Contingent
27. 2020-01-02
    status Active
28. 2020-01-01
    historical
29. 2019-07-08
    listed $274,900 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: $1,190 · $99/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$449/yr (+$37/mo · 37.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $22,384
• − Mortgage interest: −$22,401
• − Property taxes: −$1,190
• − Insurance: −$2,000
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − HOA: −$252
• − Depreciation: −$11,633
• Taxable loss: −$18,673
• Est. tax savings @ 24.0%: +$4,482
• After-tax cash flow: $-6,442/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 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

• City population: 30,710
• Population (ZIP): 13,977

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 149.14%
• Current HPI: 666.8602
• Rent YoY: —
• Metro: —
• 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

+45.5% since first listed

14 events — show timeline

• 2026-06-17 Price Changed $399,900 VMLS
• 2026-05-21 Price Changed $419,900 VMLS
• 2026-04-30 Listed $424,900 VMLS
• 2024-05-24 Sold (Public Records) $382,500 Public Records
• 2024-05-24 Sold (MLS) $382,500 VMLS
• 2024-05-01 Contingent — VMLS
• 2024-02-22 Price Changed $384,900 VMLS
• 2023-10-02 Listed $399,900 VMLS
• 2023-09-20 Listed $409,000 VMLS
• 2020-04-24 Sold (MLS) $274,900 VMLS
• 2020-03-30 Contingent — VMLS
• 2020-01-02 Relisted — VMLS
• 2020-01-01 Delisted — VMLS
• 2019-07-08 Listed $274,900 VMLS

Property tax history

+7.7%/yr

Latest (2025): $1,190 · +0.3% YoY. Source: county tax records.