The Rockford Plan · Harvest, AL 35773

$334,900

3 bd · 2.5 ba · 2,286 sqft · SingleFamily · 462 Days on market

$20/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

With its charming, full-brick exterior, it's no wonder why The Rockford's our best-selling floor plan! A wall of windows floods the family room with natural light, and the kitchen invites you to cook - welcoming you with an oversized island, stainless-steel appliances and a large corner pantry. The isolated Master Suite features plenty of room and a massive walk-in closet. Make it your own with The Rockford's flexible floor plan: Add a bonus room or replace the home office with a fourth bedroom. It's your choice. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. Explore the Matterport tour HERE! * Attached photos may include upgrades and non-standard features.

Key facts

• Full brick exterior
• Wall of windows
• Oversized island

Tags

• FULL BRICK EXTERIOR
• WALL OF WINDOWS
• OVERSIZED ISLAND
• STAINLESS STEEL APPLIANCES
• LARGE CORNER PANTRY
• ISOLATED MASTER SUITE

🏗️ New construction. The $334,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $388,534.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (42.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (48.6% below list).
• Recommended offer: $172k (48.6% below list) — sets the bar for 1% rule.
• Cap rate 2.1% vs local median 3.5% in Harvest — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 462 days — a 12% lower offer ($295k) 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 $172,285 (48.6% 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 462 days. Have you received any prior offers? Is the seller open to a 49% 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: 0.44% ✗
• Cap rate: 2.14%
• Cash-on-cash: -14.83%
• DSCR: 0.34
• GRM: 18.8

CMA / ARV

• ARV (median comp): $388,534
• List price: $334,900
• Delta: -13.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 White Horse Way	0.13mi	4/2.5 (+1)	2,286 (0%)	4mo	$339,900	$149	86
116 Cowdray Cir	0.10mi	3/2.5	2,270 (-1%)	15mo	$354,900	$156	81
234 White Horse Way	0.13mi	4/3.0 (+1)	2,411 (+6%)	4mo	$373,244	$155	75
130 Cowdray Cir	0.30mi	3/2.5	2,270 (-1%)	14mo	$356,900	$157	73
122 Cowdray Cir	0.19mi	3/3.0	2,461 (+8%)	10mo	$379,900	$154	68
202 White Horse Way	0.23mi	4/3.0 (+1)	2,411 (+6%)	18mo	$390,242	$162	58
110 Goodwood Ln	0.24mi	3/2.0	2,076 (-9%)	22mo	$377,065	$182	54
210 White Horse Way	0.33mi	3/2.0	2,076 (-9%)	17mo	$352,130	$170	53
101 Cowdray Cir	0.27mi	4/3.0 (+1)	2,461 (+8%)	21mo	$462,289	$188	50
1101 Bo Howard Rd	0.72mi	3/2.0	1,947 (-15%)	2mo	$322,000	$165	38

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: 14.0%
• Equity multiple: 2.16×
• Total profit: $126,043
• Equity at exit: $350,022

10-year hold

• IRR: 14.0%
• Equity multiple: 5.03×
• Total profit: $438,568
• Equity at exit: $754,836

Cash invested: $108,789 (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: 16.2×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$2,038
• Tax est. 1.5%: −$486 /mo · $5,828/yr
• Insurance: −$162
• HOA: −$20
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-1,344

Break-even live

Break-even rent $3,424

Max offer price $194,052

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: $97,133
• Closing costs: $11,656
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 14 events

1. 2026-06-18
   days on market $334,900 Active 462 DOM
2. 2026-06-17
   days on market $334,900 Active 461 DOM
3. 2026-06-16
   days on market $334,900 Active 460 DOM
4. 2026-06-15
   days on market $334,900 Active 459 DOM
5. 2026-06-14
   days on market $334,900 Active 457 DOM
6. 2026-06-10
   days on market $334,900 Active 454 DOM
7. 2026-06-09
   days on market $334,900 Active 453 DOM
8. 2026-06-08
   days on market $334,900 Active 452 DOM
9. 2026-06-07
   days on market $334,900 Active 451 DOM
10. 2026-06-02
    days on market $334,900 Active 446 DOM
11. 2026-06-01
    days on market $334,900 Active 445 DOM
12. 2026-05-31
    days on market $334,900 Active 444 DOM
13. 2026-05-30
    days on market $334,900 Active 443 DOM
14. 2025-03-13
    listed $334,900 Active 752-char remark

    Show marketing remark (752 chars)

    With its charming, full-brick exterior, it's no wonder why The Rockford's our best-selling floor plan! A wall of windows floods the family room with natural light, and the kitchen invites you to cook - welcoming you with an oversized island, stainless-steel appliances and a large corner pantry. The isolated Master Suite features plenty of room and a massive walk-in closet. Make it your own with The Rockford's flexible floor plan: Add a bonus room or replace the home office with a fourth bedroom. It's your choice. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. Explore the Matterport tour HERE! * Attached photos may include upgrades and non-standard features.

ⓘ 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 · 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: $20,674
• − Mortgage interest: −$21,764
• − Property taxes: −$5,828
• − Insurance: −$1,943
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − HOA: −$240
• − Depreciation: −$11,303
• Taxable loss: −$23,711
• Est. tax savings @ 24.0%: +$5,691
• After-tax cash flow: $-10,438/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

1 event — show timeline

• 2025-03-13 Listed $334,900 Zillow