Peacock V G Plan · Harvest, AL 35773

$258,990

3 bd · 2.0 ba · 1,495 sqft · SingleFamily · 956 Days on market

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.2/30.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

Key facts

• 2 garage spots
• Listed 956 days

🏗️ New construction. The $258,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,189.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-803 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (39.2% below list).
• Recommended offer: $158k (39.2% 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: Johnson Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 363 students, 51% FRL).
• Zoned-school proficiency averages 47% at this address vs 32% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 956 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,500 (39.2% 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 956 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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: 0.53% ✗
• Cap rate: 3.04%
• Cash-on-cash: -11.61%
• DSCR: 0.48
• GRM: 15.7

CMA / ARV

• ARV (median comp): $296,189
• List price: $258,990
• Delta: -12.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24582 Mia Grace Ln	0.39mi	3/2.0	1,495 (0%)	0mo	$262,535	$176	82
28157 Ferguson Ln	0.04mi	3/2.0	1,600 (+7%)	12mo	$292,000	$183	77
28454 Molly Bee Ln	0.36mi	3/2.0	1,495 (0%)	12mo	$265,135	$177	73
28298 Ferguson Ln	0.17mi	3/2.0	1,640 (+10%)	4mo	$285,000	$174	72
24372 Bekah Ln	0.35mi	3/2.0	1,495 (0%)	16mo	$258,990	$173	70
24548 Jake Ln	0.46mi	3/2.0	1,495 (0%)	11mo	$258,990	$173	70
28438 Molly Bee Ln	0.35mi	3/2.0	1,375 (-8%)	4mo	$247,990	$180	67
28243 Ferguson Ln	0.12mi	3/2.0	1,702 (+14%)	10mo	$270,000	$159	63
24360 Bekah Ln	0.36mi	3/2.0	1,375 (-8%)	12mo	$247,990	$180	60
28448 Molly Bee Ln	0.36mi	3/2.0	1,660 (+11%)	9mo	$268,315	$162	58
24424 Bekah Ln	0.31mi	3/2.0	1,660 (+11%)	22mo	$267,554	$161	49

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: 16.2%
• Equity multiple: 2.33×
• Total profit: $110,215
• Equity at exit: $266,830

10-year hold

• IRR: 15.5%
• Equity multiple: 5.40×
• Total profit: $364,814
• Equity at exit: $575,430

Cash invested: $82,933 (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: 13.7×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$1,553
• Tax est. 1.5%: −$370 /mo · $4,443/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-803

Break-even live

Break-even rent $2,591

Max offer price $180,045

Occupancy floor —

Sensitivity live

Price	-10% $-598	-5% $-700	+0% $-803	+5% $-905	+10% $-1,007
Rent	-10% $-927	-5% $-865	+0% $-803	+5% $-740	+10% $-678
Rate	-1.0pp $-653	-0.5pp $-727	base $-803	+0.5pp $-879	+1.0pp $-957

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: $74,047
• Closing costs: $8,886
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27555 Michael Ln Toney, AL	3.0	2.0	1623	$1,575	$0.97	25d	1	0.95mi

Listing history 18 events

1. 2026-06-22
   days on market $258,990 Active 956 DOM
2. 2026-06-18
   days on market $258,990 Active 953 DOM
3. 2026-06-17
   days on market $258,990 Active 952 DOM
4. 2026-06-16
   days on market $258,990 Active 951 DOM
5. 2026-06-15
   days on market $258,990 Active 950 DOM
6. 2026-06-14
   days on market $258,990 Active 948 DOM
7. 2026-06-10
   days on market $258,990 Active 945 DOM
8. 2026-06-09
   days on market $258,990 Active 944 DOM
9. 2026-06-08
   days on market $258,990 Active 943 DOM
10. 2026-06-07
    days on market $258,990 Active 942 DOM
11. 2026-06-05
    days on market $258,990 Active 939 DOM
12. 2026-06-03
    days on market $258,990 Active 938 DOM
13. 2026-06-02
    days on market $258,990 Active 937 DOM
14. 2026-06-01
    days on market $258,990 Active 936 DOM
15. 2026-05-31
    days on market $258,990 Active 935 DOM
16. 2026-05-30
    days on market $258,990 Active 934 DOM
17. 2024-08-07
    price $258,990 198-char remark

    Show marketing remark (198 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

18. 2023-11-08
    listed $253,990 Active 198-char remark

    Show marketing remark (198 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Two Car Garage - Brick & Siding Exterior - Covered Patio - Recessed Can Lighting in Kitchen - Separate Master Shower - Walk-In Master Closet

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,900
• − Mortgage interest: −$16,591
• − Property taxes: −$4,443
• − Insurance: −$1,481
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$8,616
• Taxable loss: −$15,255
• Est. tax savings @ 24.0%: +$3,661
• After-tax cash flow: $-5,970/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

+2.0% since first listed

2 events — show timeline

• 2024-08-07 Price Changed $258,990 Zillow
• 2023-11-08 Listed $253,990 Zillow