Foster II Plan · Harvest, AL 35773

$235,650

3 bd · 2.0 ba · 1,355 sqft · SingleFamily · 420 Days on market

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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 +5.0/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

Key facts

• Covered rear patio
• Private bathroom
• Single-story home

Tags

• SINGLE-STORY HOME
• PRIVATE BATHROOM
• CENTER ISLAND
• COVERED REAR PATIO

🏗️ New construction. The $235,650 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $258,831.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $-605 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (36.4% below list).
• Recommended offer: $150k (36.4% 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.
• 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.
• Market conditions: 319 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k 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 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 420 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $149,900 (36.4% 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 420 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.58% ✗
• Cap rate: 3.49%
• Cash-on-cash: -10.01%
• DSCR: 0.55
• GRM: 14.4

CMA / ARV

• ARV (median comp): $258,831
• List price: $235,650
• Delta: -8.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Coral Bells Rd	0.25mi	3/2.0	1,420 (+5%)	4mo	$220,000	$155	77
135 Point Cadet Ave	0.12mi	3/2.0	1,425 (+5%)	11mo	$228,900	$161	77
223 Faded Rose Ln	0.15mi	3/2.0	1,425 (+5%)	10mo	$254,060	$178	76
219 Faded Rose Ln	0.17mi	3/2.0	1,420 (+5%)	10mo	$225,610	$159	76
241 Faded Rose Ln	0.18mi	3/2.0	1,420 (+5%)	10mo	$243,550	$172	75
169 Point Cadet Ave	0.26mi	3/2.0	1,420 (+5%)	10mo	$242,500	$171	71
239 Faded Rose Ln	0.27mi	3/2.0	1,420 (+5%)	11mo	$229,180	$161	71
220 Faded Rose Ln	0.17mi	3/2.0	1,480 (+9%)	10mo	$260,580	$176	69
239 Delta Dawn Ave	0.17mi	4/2.0 (+1)	1,496 (+10%)	4mo	$227,853	$152	66
238 Faded Rose Ln	0.19mi	4/2.0 (+1)	1,496 (+10%)	5mo	$235,900	$158	65
213 Purple Martin Dr	0.63mi	3/2.0	1,416 (+4%)	1mo	$241,888	$171	63
229 Faded Rose Ln	0.19mi	4/2.0 (+1)	1,496 (+10%)	9mo	$229,900	$154	61

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: 17.3%
• Equity multiple: 2.41×
• Total profit: $102,487
• Equity at exit: $233,175

10-year hold

• IRR: 16.3%
• Equity multiple: 5.58×
• Total profit: $332,130
• Equity at exit: $502,851

Cash invested: $72,473 (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: 13.1×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$1,357
• Tax est. 1.5%: −$324 /mo · $3,882/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-605

Break-even live

Break-even rent $2,264

Max offer price $171,357

Occupancy floor —

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: $64,708
• Closing costs: $7,765
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2460 Ready Section Rd Toney, AL	4.0	2.0	1519	$1,499	$0.99	21d	1	1.43mi

Listing history 21 events

1. 2026-06-18
   days on market $235,650 Active 420 DOM
2. 2026-06-17
   days on market $235,650 Active 419 DOM
3. 2026-06-16
   days on market $235,650 Active 418 DOM
4. 2026-06-15
   days on market $235,650 Active 417 DOM
5. 2026-06-14
   days on market $235,650 Active 415 DOM
6. 2026-06-10
   days on market $235,650 Active 412 DOM
7. 2026-06-09
   days on market $235,650 Active 411 DOM
8. 2026-06-08
   days on market $235,650 Active 410 DOM
9. 2026-06-07
   days on market $235,650 Active 409 DOM
10. 2026-06-02
    days on market $235,650 Active 404 DOM
11. 2026-06-01
    days on market $235,650 Active 403 DOM
12. 2026-05-31
    days on market $235,650 Active 402 DOM
13. 2026-05-30
    days on market $235,650 Active 401 DOM
14. 2026-05-02
    price $234,150 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

15. 2026-04-23
    price $230,650 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

16. 2026-03-22
    price $230,150 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

17. 2026-02-20
    price $229,650 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

18. 2026-02-18
    price $228,900 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

19. 2025-08-15
    price $225,490 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

20. 2025-07-02
    price $223,490 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

21. 2025-04-24
    listed $222,000 Active 433-char remark

    Show marketing remark (433 chars)

    This new single-story home blends style with functionality. Two secondary bedrooms share a bathroom in the hall at the front of the home, while the owner's suite is tucked into the back corner with a private bathroom. Down the hall is the free-flowing main living area, which includes a kitchen with a center island, a welcoming family room and a dining room with a covered rear patio. A convenient two-car garage completes the home.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 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: $17,988
• − Mortgage interest: −$14,499
• − Property taxes: −$3,882
• − Insurance: −$1,294
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$7,530
• Taxable loss: −$12,095
• Est. tax savings @ 24.0%: +$2,903
• After-tax cash flow: $-4,351/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

+5.5% since first listed

8 events — show timeline

• 2026-05-02 Price Changed $234,150 Zillow
• 2026-04-23 Price Changed $230,650 Zillow
• 2026-03-22 Price Changed $230,150 Zillow
• 2026-02-20 Price Changed $229,650 Zillow
• 2026-02-18 Price Changed $228,900 Zillow
• 2025-08-15 Price Changed $225,490 Zillow
• 2025-07-02 Price Changed $223,490 Zillow
• 2025-04-24 Listed $222,000 Zillow