110 Starview Ct · Harvest, AL 35749

$324,995

5 bd · 2.5 ba · 2,372 sqft · Land · 35 Days on market

Built 2026 7,405 sqft lot $137/sqft · at area comps Est $320k · at est. $29/mo HOA · 1% of rent ↓ 6% since listing

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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).

• Cash flow +8.5/30.0
• ARV discount +6.9/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction-The McGinnis at Carroll Green offers a spacious two-story layout with added fifth bedroom/study with full bath on main floor. The kitchen features granite countertops and opens to the family room at the rear of the home with access to a large patio for easy indoor-outdoor living. Luxury vinyl plank flooring runs throughout the main living areas for durability and style. Upstairs, the private primary suite and three secondary bedrooms each feature walk-in closets and share access to an open loft, large secondary bath w/ granite countertops, and conveniently located laundry room w/ door to primary suite closet.

Key facts

• Open loft
• Large patio
• Walk-in closets

Tags

• GRANITE COUNTERTOPS
• LARGE PATIO
• VINYL PLANK FLOORING
• WALK-IN CLOSETS
• OPEN LOFT
• FLEXIBLE LIVING SPACE

Property features AI

Finance

• Other: Subdivision: Carroll Green
• HOA & community: Homeowners association with an annual fee of $350

Exterior

• Parking: Two-car garage
• Utilities: Public water; Private sewer; Electric service for heating and cooling
• Home design: Single-family residence; Two-story home; New construction
• Construction: Built in 2026; Vinyl siding exterior; Slab foundation
• Exterior features: Public water; Private sewer; Lot in Carroll Green subdivision

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Nine total rooms; New construction (2026)

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath land listed at $325k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (22.4% below list).
• Recommended offer: $252k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Harvest School (math 19% / reading 46%, grade F, #329 of 627 statewide, top 53%, 734 students, 54% 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 50% FRL vs 29% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 666 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $252,080 (22.4% 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 35 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $320,414
• List price: $324,995
• Delta: 1.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -25.1%
• Equity multiple: 0.16×
• Total profit: $-76,102
• Equity at exit: $48,458

10-year hold

• IRR: -29.4%
• Equity multiple: -0.22×
• Total profit: $-110,642
• Equity at exit: $28,100

Cash invested: $90,999 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 666
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,521 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$29
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $-284

Break-even live

Break-even rent $2,880

Max offer price $283,967

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-171	+0% $-284	+5% $-396	+10% $-508
Rent	-10% $-483	-5% $-383	+0% $-284	+5% $-184	+10% $-84
Rate	-1.0pp $-120	-0.5pp $-201	base $-284	+0.5pp $-368	+1.0pp $-453

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: $81,249
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Border Collie Dr Harvest, AL	4.0	2.5	1891	$2,200	$1.16	14d	1	1.32mi
169 Labrador Ln Harvest, AL	4.0	2.5	1753	$1,925	$1.10	14d	1	1.44mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 17 events

1. 2026-06-18
   days on market $324,995 Active 35 DOM
2. 2026-06-17
   days on market $324,995 Active 34 DOM
3. 2026-06-16
   days on market $324,995 Active 33 DOM
4. 2026-06-15
   days on market $324,995 Active 32 DOM
5. 2026-06-14
   days on market $324,995 Active 30 DOM
6. 2026-06-10
   days on market $324,995 Active 27 DOM
7. 2026-06-09
   days on market $324,995 Active 26 DOM
8. 2026-06-08
   days on market $324,995 Active 25 DOM
9. 2026-06-07
   days on market $324,995 Active 24 DOM
10. 2026-06-02
    days on market $324,995 Active 19 DOM
11. 2026-06-01
    days on market $324,995 Active 18 DOM
12. 2026-05-31
    days on market $324,995 Active 17 DOM
13. 2026-05-30
    days on market $324,995 Active 16 DOM
14. 2026-05-15
    listed $334,225 Active 700-char remark

    Show marketing remark (635 chars)

    Under Construction-The McGinnis at Carroll Green offers a spacious two-story layout with added fifth bedroom/study with full bath on main floor. The kitchen features granite countertops and opens to the family room at the rear of the home with access to a large patio for easy indoor-outdoor living. Luxury vinyl plank flooring runs throughout the main living areas for durability and style. Upstairs, the private primary suite and three secondary bedrooms each feature walk-in closets and share access to an open loft, large secondary bath w/ granite countertops, and conveniently located laundry room w/ door to primary suite closet.

15. 2026-05-14
    listed $334,225 Active 700-char remark
16. 2026-01-21
    soldstatus $189,000
17. 2024-08-30
    soldstatus $346,531

ⓘ 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: $30,250
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − HOA: −$348
• − Depreciation: −$9,454
• Taxable loss: −$9,097
• Est. tax savings @ 24.0%: +$2,183
• After-tax cash flow: $-1,219/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

• Census place: Harvest, AL
• County: Madison County · 380,832 people
• City population: 30,710
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• Metro: Huntsville, AL
• 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

-6.2% since first listed

9 events — show timeline

• 2026-05-27 Price Changed $324,995 Zillow
• 2026-05-26 Price Changed $324,995 VMLS
• 2026-05-25 Price Changed $332,125 Zillow
• 2026-05-24 Price Changed $332,125 VMLS
• 2026-05-15 Listed $334,225 Zillow
• 2026-05-14 Listed $334,225 VMLS
• 2026-05-07 Sold (Public Records) $441,000 Public Records
• 2026-01-21 Sold (Public Records) $189,000 Public Records
• 2024-08-30 Sold (Public Records) $346,531 Public Records

Property tax history

+0.0%/yr

Latest (2024): $402 · +0.0% YoY. Source: county tax records.