100 Wind Stone Dr · Harvest, AL 35773

$180,000

3 bd · 1.0 ba · 1,829 sqft · SingleFamily public records · 2 Days on market

Built 2006 0.40 ac lot $98/sqft · 39% below area Est $294k · 39% under

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Why this score? — see what drove the C 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 +14.4/30.0
• Appreciation +10.0/10.0
• DSCR +4.4/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Priced for a quick sale! This one-owner 3 bedroom, 2 bath home with a 2-car garage is situated on a spacious corner lot just under half an acre. Inside, you’ll find updated LVP flooring throughout the main living areas, along with major recent improvements including the roof '24 , HVAC '17. Dining room could make great office! Gas fireplace, and walk in closets in every bedroom. The true highlight is the backyard retreat, a storybook-inspired outdoor space thoughtfully designed with natural stone, water features that create the perfect setting for relaxing evenings. Offering endless potential, this home is priced to sell and simply needs minor cosmetic updates to make it your own. Sol

Key facts

• Natural stone
• Gas fireplace
• Updated lvp flooring

Tags

• CORNER LOT
• UPDATED LVP FLOORING
• GAS FIREPLACE
• WALK IN CLOSETS
• BACKYARD RETREAT
• NATURAL STONE

Property features AI

Finance

• Other: Listing broker: Twins Realty; Directions: Hwy 231-431 North, Left on Grimwood, Right Pulaski Pike, Right Carters Grove Road; subdivision on the left
• HOA & community: No homeowners association; Located in the Wind Stone subdivision

Exterior

• Parking: Attached garage; Paved asphalt driveway
• Utilities: Septic tank
• Home design: Single-family residence; Residential property; Built in 2006; Brick construction; Single story; Slab foundation
• Construction: Brick exterior; Shallow slab foundation; Built in 2006
• Exterior features: Covered porch; Patio; Approximately 0.4-acre lot (about 200 x 87.5 ft)

Interior

• Kitchen: Range; Dishwasher; Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Gas log fireplace; One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 $141k (21.6% below list).
• Recommended offer: $141k (21.6% 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: 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: 319 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,201 (21.6% 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. 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.
3. 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.
4. 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: 0.78% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (median comp): $294,441
• List price: $180,000
• Delta: -38.87%
• 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
100 Wind Stone Dr	0.00mi	3/2.0	1,830 (+0%)	1mo	$212,000	$116	95
104 Coral Bells Rd	0.67mi	4/2.0 (+1)	1,855 (+1%)	7mo	$260,510	$140	52
246 Faded Rose Ln	0.63mi	4/2.0 (+1)	1,852 (+1%)	10mo	$260,160	$140	51
217 Faded Rose Ln	0.66mi	4/2.0 (+1)	1,855 (+1%)	9mo	$260,000	$140	50
250 Faded Rose Ln	0.68mi	4/2.0 (+1)	1,852 (+1%)	10mo	$269,900	$146	49
161 Dollywood Dr	0.47mi	3/2.0	1,568 (-14%)	10mo	$300,000	$191	42
217 Purple Martin Dr	0.65mi	4/3.0 (+1)	1,774 (-3%)	13mo	$254,990	$144	41
221 Purple Martin Dr	0.66mi	4/3.0 (+1)	1,774 (-3%)	15mo	$249,990	$141	39
228 Purple Martin Dr	0.66mi	4/2.0 (+1)	1,684 (-8%)	13mo	$239,990	$143	36
131 Point Cadet Ave	0.59mi	4/2.0 (+1)	1,559 (-15%)	10mo	$255,850	$164	30
237 Faded Rose Ln	0.64mi	4/2.0 (+1)	1,559 (-15%)	9mo	$245,630	$158	29
231 Purple Martin Dr	0.66mi	3/2.5	1,566 (-14%)	14mo	$229,990	$147	27

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $100,190
• Equity at exit: $162,158

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $293,127
• Equity at exit: $349,700

Cash invested: $50,400 (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: 319
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,412 high
• Mortgage (P&I): −$944
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $35

Break-even live

Break-even rent $1,368

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $137	-5% $86	+0% $35	+5% $-16	+10% $-67
Rent	-10% $-76	-5% $-21	+0% $35	+5% $91	+10% $147
Rate	-1.0pp $126	-0.5pp $81	base $35	+0.5pp $-12	+1.0pp $-59

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Angie Dr Toney, AL	3.0	2.0	1960	$1,394	$0.71	45d	1	0.74mi
2460 Ready Section Rd Toney, AL	4.0	2.0	1519	$1,499	$0.99	22d	1	1.07mi
110 Fox Haven Ln Toney, AL	3.0	2.0	1392	$1,450	$1.04	45d	1	1.13mi
1358 Carter Grove Rd Unit 1358 A Hazel Green, AL	3.0	2.0	1233	$700	$0.57	24d	1	1.46mi
108 Jude Ln Hazel Green, AL	3.0	2.0	1720	$1,823	$1.06	24d	1	1.50mi

Listing history 2 events

1. 2026-05-16
   status Pending 706-char remark
2. 2026-05-14
   listed $180,000 Active 706-char remark

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $16,944
• − Mortgage interest: −$10,083
• − Property taxes: −$737
• − Insurance: −$900
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$5,236
• Taxable loss: −$2,723
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $1,075/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

+17.8% since first listed

4 events — show timeline

• 2026-06-01 Sold (Public Records) $212,000 Public Records
• 2026-05-29 Sold (MLS) $212,000 VMLS
• 2026-05-16 Pending — VMLS
• 2026-05-14 Listed $180,000 VMLS

Property tax history

+3.9%/yr

Latest (2024): $737 · +0.0% YoY. Source: county tax records.