764 Rolan Gooch Rd · Harvest, AL 35773

$160,000

3 bd · 2.0 ba · 1,904 sqft · Manufactured · 53 Days on market

Manufactured home Built 1997 0.90 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0

Listing remarks

3 Bedroom/ 2 bath home in tranquil setting. This home sits on a beautiful . 90 acre lot surrounded by trees for privacy. Storage shed and gazebo in the back yard. Easy drive to Huntsville, Hazel Green, or Ardmore!

Key facts

• Beautiful acre lot
• Gazebo
• Tranquil setting

Tags

• TRANQUIL SETTING
• BEAUTIFUL ACRE LOT
• SURROUNDED BY TREES
• STORAGE SHED
• GAZEBO

Property features AI

Finance

• Other: Property type: Residential; Lot size: 0.9 acres
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Septic tank
• Home design: Manufactured home; Single-story; Built in 1997
• Construction: Vinyl siding
• Exterior features: Gazebo; Covered porch

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central cooling; Central heating with propane
• Interior features: Crawl space foundation; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (24.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (33.5% below list).
• Recommended offer: $106k (33.5% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.5% in Harvest — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Madison Cross Roads Elementary School (math 14% / reading 48%, grade F, #360 of 627 statewide, top 58%, 1,035 students, 59% 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 52% FRL vs 29% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 326 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $160k implies a 1291% 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 $106,411 (33.5% 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 53 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.67% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.10%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.57×
• Total profit: $70,274
• Equity at exit: $144,141

10-year hold

• IRR: 17.8%
• Equity multiple: 5.92×
• Total profit: $220,253
• Equity at exit: $310,845

Cash invested: $44,800 (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 35773

• Home prices YoY: 28.8%
• Active inventory: 326
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-265

Break-even live

Break-even rent $1,400

Max offer price $121,644

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-210	+0% $-265	+5% $-320	+10% $-376
Rent	-10% $-349	-5% $-307	+0% $-265	+5% $-223	+10% $-181
Rate	-1.0pp $-184	-0.5pp $-224	base $-265	+0.5pp $-307	+1.0pp $-349

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Fox Haven Ln Toney, AL	3.0	2.0	1392	$1,450	$1.04	46d	1	0.10mi
2460 Ready Section Rd Toney, AL	4.0	2.0	1519	$1,499	$0.99	23d	1	0.64mi
1358 Carter Grove Rd Unit 1358 A Hazel Green, AL	3.0	2.0	1233	$700	$0.57	25d	1	0.68mi
124 Angie Dr Toney, AL	3.0	2.0	1960	$1,394	$0.71	46d	1	1.46mi

Listing history 27 events

1. 2026-06-22
   statusdays on market $160,000 Pending 53 DOM
2. 2026-06-18
   days on market $160,000 Active 52 DOM
3. 2026-06-17
   days on market $160,000 Active 51 DOM
4. 2026-06-16
   days on market $160,000 Active 50 DOM
5. 2026-06-15
   days on market $160,000 Active 49 DOM
6. 2026-06-14
   days on market $160,000 Active 47 DOM
7. 2026-06-10
   days on market $160,000 Active 44 DOM
8. 2026-06-09
   days on market $160,000 Active 43 DOM
9. 2026-06-08
   days on market $160,000 Active 42 DOM
10. 2026-06-07
    days on market $160,000 Active 41 DOM
11. 2026-06-02
    days on market $160,000 Active 36 DOM
12. 2026-06-01
    days on market $160,000 Active 35 DOM
13. 2026-05-31
    days on market $160,000 Active 34 DOM
14. 2026-05-30
    days on market $160,000 Active 33 DOM
15. 2026-05-07
    price $165,000 251-char remark
16. 2026-04-27
    listed $170,000 Active 251-char remark
17. 2025-01-23
    status Active
18. 2025-01-10
    historical
19. 2025-01-08
    status Active
20. 2024-12-10
    historical
21. 2024-11-30
    status Pending
22. 2024-11-11
    price $165,000
23. 2024-10-19
    price $170,000
24. 2024-09-27
    price $175,000
25. 2024-09-07
    price $190,000
26. 2024-08-25
    listed $200,000 Active
27. 2016-11-29
    soldstatus $11,500

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

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 18% 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: $12,769
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$4,655
• Taxable loss: −$6,091
• Est. tax savings @ 24.0%: +$1,462
• After-tax cash flow: $-1,719/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

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

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 (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 · 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: ▲ 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

+1291.3% since first listed

14 events — show timeline

• 2026-05-27 Price Changed $160,000 VMLS
• 2026-05-07 Price Changed $165,000 VMLS
• 2026-04-27 Listed $170,000 VMLS
• 2025-01-23 Relisted — VMLS
• 2025-01-10 Delisted — VMLS
• 2025-01-08 Relisted — VMLS
• 2024-12-10 Delisted — VMLS
• 2024-11-30 Pending — VMLS
• 2024-11-11 Price Changed $165,000 VMLS
• 2024-10-19 Price Changed $170,000 VMLS
• 2024-09-27 Price Changed $175,000 VMLS
• 2024-09-07 Price Changed $190,000 VMLS
• 2024-08-25 Listed $200,000 VMLS
• 2016-11-29 Sold (Public Records) $11,500 Public Records

Property tax history

+1.6%/yr

Latest (2024): $89 · +0.0% YoY. Source: county tax records.