106 Birds Nest Ln · Harvest, AL 35773

$229,888

3 bd · 2.5 ba · 1,566 sqft · SingleFamily · 153 Days on market

10,400 sqft lot $147/sqft · 9% below area Est $253k · 9% under $50/mo HOA · 3% of rent ↓ 6% since listing

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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).

• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• Cash flow +5.9/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.2/10.0

Listing remarks MLS

Discover Your Dream Home in the Kendall Glades. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher.The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality.

Key facts

• Spacious kitchen
• Auburn plan
• Dining area

Tags

• AUBURN PLAN
• OPEN LAYOUT
• SPACIOUS KITCHEN
• GREAT ROOM
• DINING AREA
• CULINARY HAVEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-454 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (34.8% below list).
• Recommended offer: $150k (34.8% 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 $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 (34.8% 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 153 days. Have you received any prior offers? Is the seller open to a 35% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.65% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.47%
• DSCR: 0.62
• GRM: 12.8

CMA / ARV

• ARV (median comp): $252,558
• List price: $229,888
• Delta: -8.98%
• 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
213 Purple Martin Dr	0.07mi	3/2.0	1,416 (-10%)	1mo	$241,888	$171	78
237 Faded Rose Ln	0.50mi	4/2.0 (+1)	1,559 (-0%)	9mo	$245,630	$158	62
239 Delta Dawn Ave	0.49mi	4/2.0 (+1)	1,496 (-4%)	4mo	$227,853	$152	60
103 Coral Bells Rd	0.43mi	3/2.0	1,420 (-9%)	4mo	$220,000	$155	59
238 Faded Rose Ln	0.50mi	4/2.0 (+1)	1,496 (-4%)	5mo	$235,900	$158	58
220 Faded Rose Ln	0.49mi	3/2.0	1,480 (-6%)	10mo	$260,580	$176	58
229 Faded Rose Ln	0.48mi	4/2.0 (+1)	1,496 (-4%)	9mo	$229,900	$154	55
173 Point Cadet Ave	0.58mi	4/2.0 (+1)	1,613 (+3%)	9mo	$242,890	$151	53
223 Faded Rose Ln	0.51mi	3/2.0	1,425 (-9%)	10mo	$254,060	$178	51
219 Faded Rose Ln	0.50mi	3/2.0	1,420 (-9%)	10mo	$225,610	$159	51
169 Point Cadet Ave	0.58mi	3/2.0	1,420 (-9%)	10mo	$242,500	$171	47
458 Comet Dr	0.60mi	3/2.0	1,345 (-14%)	3mo	$225,000	$167	44

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: 18.3%
• Equity multiple: 2.50×
• Total profit: $96,309
• Equity at exit: $207,101

10-year hold

• IRR: 17.1%
• Equity multiple: 5.76×
• Total profit: $306,485
• Equity at exit: $446,622

Cash invested: $64,369 (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: 12.8×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$287 /mo · $3,448/yr
• Insurance: −$96
• HOA: −$50
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-454

Break-even live

Break-even rent $2,074

Max offer price $164,122

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-375	+0% $-454	+5% $-534	+10% $-613
Rent	-10% $-573	-5% $-514	+0% $-454	+5% $-395	+10% $-336
Rate	-1.0pp $-339	-0.5pp $-396	base $-454	+0.5pp $-514	+1.0pp $-575

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: $57,472
• Closing costs: $6,897
• 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	1.12mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 27 events

1. 2026-06-18
   days on market $229,888 Active 153 DOM
2. 2026-06-17
   days on market $229,888 Active 152 DOM
3. 2026-06-16
   days on market $229,888 Active 151 DOM
4. 2026-06-15
   days on market $229,888 Active 150 DOM
5. 2026-06-14
   days on market $229,888 Active 148 DOM
6. 2026-06-10
   days on market $229,888 Active 145 DOM
7. 2026-06-09
   days on market $229,888 Active 144 DOM
8. 2026-06-08
   days on market $229,888 Active 143 DOM
9. 2026-06-07
   pricedays on market $229,888 Active 142 DOM
10. 2026-06-02
    days on market $234,888 Active 137 DOM
11. 2026-06-01
    days on market $234,888 Active 136 DOM
12. 2026-05-31
    days on market $234,888 Active 135 DOM
13. 2026-05-30
    days on market $234,888 Active 134 DOM
14. 2026-04-29
    price $234,888 654-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

15. 2026-04-29
    price $234,888 652-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

16. 2026-04-01
    price $244,888 654-char remark

    Show marketing remark (654 chars)

    Discover Your Dream Home in the Kendall Glades. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher.The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality.

17. 2026-03-29
    price $244,888 652-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

18. 2026-03-22
    price $248,888 652-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

19. 2026-03-17
    price $251,888 652-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

20. 2026-02-25
    price $248,888 652-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

21. 2026-02-24
    price $248,888 654-char remark

    Show marketing remark (654 chars)

    Discover Your Dream Home in the Kendall Glades. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher.The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality.

22. 2026-02-04
    price $268,990 654-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

23. 2026-02-04
    price $268,990 652-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

24. 2026-01-29
    price $248,888 654-char remark

    Show marketing remark (654 chars)

    Discover Your Dream Home in the Kendall Glades. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher.The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality.

25. 2026-01-21
    price $248,888 652-char remark

    Show marketing remark (652 chars)

    3 bed | 2.5 bath | 2-bay | 1566 sqft * Closing costs are additional and not included in the USDA 30 year fixed rate 100% financing. Terms and availability of this loan program, and the sales price, are examples only and are subject to change without notice. Loans are subject to credit approval. Restrictions and conditions may apply. USDA loans are subject to income and geographic eligibility criteria. Loan program is available through Inspire Home Loans® | NMLS # 1564276, click here for State Licensing Disclosures with additional information found at NMLS Consumer Access: www. nmlsconsumeraccess.org. ©02/2025 Century Communities, Inc.

26. 2026-01-16
    listed $248,990 Active 652-char remark

    Show marketing remark (654 chars)

    Discover Your Dream Home in the Kendall Glades. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher.The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality.

27. 2026-01-16
    listed $248,990 Active 654-char remark

    Show marketing remark (654 chars)

    Discover Your Dream Home in the Kendall Glades. Welcome to the Auburn Plan where modern design meets comfort. This elegant 2-story home features a flowing open layout that connects a spacious kitchen, sophisticated great room, and inviting dining area. The kitchen is a culinary haven with stylish cabinetry, granite countertops, and stainless steel appliances, including a range, microwave, and dishwasher.The first floor also includes a convenient powder room. Upstairs, enjoy a tranquil primary suite with a private bath featuring dual vanity sinks and a large loft perfect for relaxation or entertaining. A spacious 2-car garage adds functionality.

ⓘ 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 16% 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: −$12,877
• − Property taxes: −$3,448
• − Insurance: −$1,149
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$600
• − Depreciation: −$6,688
• Taxable loss: −$9,653
• Est. tax savings @ 24.0%: +$2,317
• After-tax cash flow: $-3,137/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

-5.7% since first listed

14 events — show timeline

• 2026-04-29 Price Changed $234,888 VMLS
• 2026-04-29 Price Changed $234,888 Zillow
• 2026-04-01 Price Changed $244,888 VMLS
• 2026-03-29 Price Changed $244,888 Zillow
• 2026-03-22 Price Changed $248,888 Zillow
• 2026-03-17 Price Changed $251,888 Zillow
• 2026-02-25 Price Changed $248,888 Zillow
• 2026-02-24 Price Changed $248,888 VMLS
• 2026-02-04 Price Changed $268,990 VMLS
• 2026-02-04 Price Changed $268,990 Zillow
• 2026-01-29 Price Changed $248,888 VMLS
• 2026-01-21 Price Changed $248,888 Zillow
• 2026-01-16 Listed $248,990 Zillow
• 2026-01-16 Listed $248,990 VMLS