The Harrington Plan · New Market, AL 35761

$286,900

4 bd · 2.5 ba · 2,565 sqft · SingleFamily · 234 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

Key facts

• 2 parking spots
• Listed 234 days

🏗️ New construction. The $286,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $322,880.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $-432 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (20.6% below list).
• Recommended offer: $228k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#304 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment 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: Riverton Elementary School (math 52% / reading 67%, grade B-, #63 of 627 statewide, top 10%, 581 students, 29% FRL); Buckhorn Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 688 students, 38% FRL); Buckhorn High School (math 31% / reading 33%, grade F, #59 of 305 statewide, top 21%, 1,287 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 393 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).
• This rent runs 34% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 234 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,827 (20.6% 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 234 days. Have you received any prior offers? Is the seller open to a 21% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.69%
• Cash-on-cash: -5.73%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $322,880
• List price: $286,900
• Delta: -11.14%
• 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
223 Roman Randall Rd	0.02mi	5/3.0 (+1)	2,565 (0%)	0mo	$302,185	$118	92
227 Roman Randall Rd	0.03mi	5/3.0 (+1)	2,565 (0%)	4mo	$299,995	$117	89
222 Roman Randall Rd	0.00mi	3/3.0 (-1)	2,404 (-6%)	2mo	$299,995	$125	81
333 Emma Way	0.04mi	3/3.0 (-1)	2,404 (-6%)	3mo	$321,825	$134	78
100 Khloiey Hopes Ln	0.04mi	3/3.0 (-1)	2,404 (-6%)	4mo	$305,000	$127	77
225 Roman Randall Rd	0.02mi	3/2.0 (-1)	2,203 (-14%)	3mo	$298,000	$135	66
144 Rose Valley Dr	0.59mi	4/3.0	2,453 (-4%)	1mo	$352,168	$144	62
315 Creek Grove Ave	0.43mi	4/3.5	2,767 (+8%)	3mo	$399,000	$144	60
146 Rose Valley Dr	0.60mi	4/3.0	2,453 (-4%)	5mo	$329,900	$134	58
116 Dogwood Ridge Dr	0.46mi	4/2.0	2,210 (-14%)	1mo	$415,000	$188	52
148 Rose Valley Dr	0.61mi	4/3.5	2,767 (+8%)	7mo	$373,743	$135	48
154 Rose Valley Dr	0.64mi	5/4.0 (+1)	2,767 (+8%)	5mo	$369,900	$134	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-79,770
• Equity at exit: $48,142

10-year hold

• IRR: -22.9%
• Equity multiple: -0.16×
• Total profit: $-104,712
• Equity at exit: $27,917

Cash invested: $90,406 (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 35761

• Home prices YoY: -9.3%
• Active inventory: 393
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$1,693
• Tax est. 1.5%: −$404 /mo · $4,843/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-432

Break-even live

Break-even rent $2,824

Max offer price $260,439

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-320	+0% $-432	+5% $-543	+10% $-655
Rent	-10% $-612	-5% $-522	+0% $-432	+5% $-342	+10% $-252
Rate	-1.0pp $-269	-0.5pp $-349	base $-432	+0.5pp $-515	+1.0pp $-600

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: $80,720
• Closing costs: $9,686
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Grove Hill Cir New Market, AL	3.0	2.0	2400	$2,095	$0.87	23d	1	0.52mi
105 Fawn Forest Dr New Market, AL	4.0	2.0	1800	$1,700	$0.94	45d	1	0.90mi

Listing history 17 events

1. 2026-06-22
   days on market $286,900 Active 234 DOM
2. 2026-06-18
   days on market $286,900 Active 231 DOM
3. 2026-06-17
   days on market $286,900 Active 230 DOM
4. 2026-06-16
   days on market $286,900 Active 229 DOM
5. 2026-06-15
   days on market $286,900 Active 228 DOM
6. 2026-06-14
   days on market $286,900 Active 226 DOM
7. 2026-06-10
   days on market $286,900 Active 223 DOM
8. 2026-06-09
   days on market $286,900 Active 222 DOM
9. 2026-06-08
   days on market $286,900 Active 221 DOM
10. 2026-06-07
    days on market $286,900 Active 220 DOM
11. 2026-06-02
    days on market $286,900 Active 215 DOM
12. 2026-06-01
    days on market $286,900 Active 214 DOM
13. 2026-05-31
    days on market $286,900 Active 213 DOM
14. 2026-05-30
    pricedays on market $286,900 Active 212 DOM
15. 2026-04-01
    price $291,900 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

16. 2026-03-17
    price $290,900 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

17. 2025-10-31
    listed $289,900 Active 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,339
• − Mortgage interest: −$18,086
• − Property taxes: −$4,843
• − Insurance: −$1,614
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − Depreciation: −$9,393
• Taxable loss: −$10,972
• Est. tax savings @ 24.0%: +$2,633
• After-tax cash flow: $-2,545/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 — New Market

• Score: 60/100
• State rank: #304
• US rank: #19258

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 13,557
• Metro: Huntsville, AL
• Population (ZIP): 13,557
• Household income: $79,440
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 220.0

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: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -26.88%
• Current HPI: 261.8281
• Rent YoY: —
• 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

+0.7% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $291,900 Zillow
• 2026-03-17 Price Changed $290,900 Zillow
• 2025-10-31 Listed $289,900 Zillow