Costello IV H Plan · Harvest, AL 35773

$247,990

3 bd · 2.0 ba · 1,375 sqft · SingleFamily · 956 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +4.5/30.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to the Costello IV H by DSLD Homes, a thoughtfully designed, energy-efficient home offering 1,375 square feet of living space and a total area of 1,882 square feet. With three bedrooms and two bathrooms, this floor plan is perfect for families, couples, or anyone seeking smart design with modern appeal. The open floor plan creates a seamless connection between the kitchen, dining, and living areas, making the home feel bright, spacious, and ideal for entertaining. The kitchen is enhanced with canned lighting, providing a clean, modern look and functional illumination. Retreat to the owner's suite, where you'll find a garden master tub for relaxing baths, a walk-in master closet for ample storage, and a layout designed for comfort and convenience. The exterior features a combination of brick and siding, offering timeless curb appeal and low-maintenance durability. A two-car garage adds everyday convenience, giving you room for parking and extra storage. Like all homes by DSLD, the Costello IV H is built with energy-efficient systems that help lower your monthly utilities while creating a comfortable indoor environment. This home blends smart living with elegant finishes-perfect for today's lifestyle.

Key facts

• 2 garage spots
• Listed 956 days

🏗️ New construction. The $247,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $288,426.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-749 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (36.5% below list).
• Recommended offer: $158k (36.5% 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.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Johnson Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 363 students, 51% FRL).
• Zoned-school proficiency averages 47% at this address vs 32% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k appreciation (10.0% local appreciation)).
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 956 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $157,500 (36.5% 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 956 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: 0.55% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.13%
• DSCR: 0.50
• GRM: 15.3

CMA / ARV

• ARV (median comp): $288,426
• List price: $247,990
• Delta: -14.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28438 Molly Bee Ln	0.35mi	3/2.0	1,375 (0%)	4mo	$247,990	$180	80
24360 Bekah Ln	0.36mi	3/2.0	1,375 (0%)	12mo	$247,990	$180	73
24582 Mia Grace Ln	0.39mi	3/2.0	1,495 (+9%)	0mo	$262,535	$176	67
28454 Molly Bee Ln	0.36mi	3/2.0	1,495 (+9%)	12mo	$265,135	$177	59
24372 Bekah Ln	0.35mi	3/2.0	1,495 (+9%)	16mo	$258,990	$173	55
24548 Jake Ln	0.46mi	3/2.0	1,495 (+9%)	11mo	$258,990	$173	55

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: 16.5%
• Equity multiple: 2.35×
• Total profit: $109,404
• Equity at exit: $259,837

10-year hold

• IRR: 15.8%
• Equity multiple: 5.45×
• Total profit: $359,739
• Equity at exit: $560,348

Cash invested: $80,759 (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: 326
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,575 medium
• Mortgage (P&I): −$1,513
• Tax est. 1.5%: −$361 /mo · $4,326/yr
• Insurance: −$120
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-749

Break-even live

Break-even rent $2,523

Max offer price $180,045

Occupancy floor —

Sensitivity live

Price	-10% $-550	-5% $-649	+0% $-749	+5% $-849	+10% $-948
Rent	-10% $-873	-5% $-811	+0% $-749	+5% $-687	+10% $-625
Rate	-1.0pp $-604	-0.5pp $-676	base $-749	+0.5pp $-824	+1.0pp $-900

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: $72,107
• Closing costs: $8,653
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27555 Michael Ln Toney, AL	3.0	2.0	1623	$1,575	$0.97	25d	1	0.95mi

Listing history 18 events

1. 2026-06-22
   days on market $247,990 Active 956 DOM
2. 2026-06-18
   days on market $247,990 Active 953 DOM
3. 2026-06-17
   days on market $247,990 Active 952 DOM
4. 2026-06-16
   days on market $247,990 Active 951 DOM
5. 2026-06-15
   days on market $247,990 Active 950 DOM
6. 2026-06-14
   days on market $247,990 Active 948 DOM
7. 2026-06-10
   days on market $247,990 Active 945 DOM
8. 2026-06-09
   days on market $247,990 Active 944 DOM
9. 2026-06-08
   days on market $247,990 Active 943 DOM
10. 2026-06-07
    days on market $247,990 Active 942 DOM
11. 2026-06-05
    days on market $247,990 Active 939 DOM
12. 2026-06-03
    days on market $247,990 Active 938 DOM
13. 2026-06-02
    days on market $247,990 Active 937 DOM
14. 2026-06-01
    days on market $247,990 Active 936 DOM
15. 2026-05-31
    days on market $247,990 Active 935 DOM
16. 2026-05-30
    days on market $247,990 Active 934 DOM
17. 2024-08-07
    price $247,990 1226-char remark

    Show marketing remark (1226 chars)

    Welcome to the Costello IV H by DSLD Homes, a thoughtfully designed, energy-efficient home offering 1,375 square feet of living space and a total area of 1,882 square feet. With three bedrooms and two bathrooms, this floor plan is perfect for families, couples, or anyone seeking smart design with modern appeal. The open floor plan creates a seamless connection between the kitchen, dining, and living areas, making the home feel bright, spacious, and ideal for entertaining. The kitchen is enhanced with canned lighting, providing a clean, modern look and functional illumination. Retreat to the owner's suite, where you'll find a garden master tub for relaxing baths, a walk-in master closet for ample storage, and a layout designed for comfort and convenience. The exterior features a combination of brick and siding, offering timeless curb appeal and low-maintenance durability. A two-car garage adds everyday convenience, giving you room for parking and extra storage. Like all homes by DSLD, the Costello IV H is built with energy-efficient systems that help lower your monthly utilities while creating a comfortable indoor environment. This home blends smart living with elegant finishes-perfect for today's lifestyle.

18. 2023-11-08
    listed $242,990 Active 1226-char remark

    Show marketing remark (1226 chars)

    Welcome to the Costello IV H by DSLD Homes, a thoughtfully designed, energy-efficient home offering 1,375 square feet of living space and a total area of 1,882 square feet. With three bedrooms and two bathrooms, this floor plan is perfect for families, couples, or anyone seeking smart design with modern appeal. The open floor plan creates a seamless connection between the kitchen, dining, and living areas, making the home feel bright, spacious, and ideal for entertaining. The kitchen is enhanced with canned lighting, providing a clean, modern look and functional illumination. Retreat to the owner's suite, where you'll find a garden master tub for relaxing baths, a walk-in master closet for ample storage, and a layout designed for comfort and convenience. The exterior features a combination of brick and siding, offering timeless curb appeal and low-maintenance durability. A two-car garage adds everyday convenience, giving you room for parking and extra storage. Like all homes by DSLD, the Costello IV H is built with energy-efficient systems that help lower your monthly utilities while creating a comfortable indoor environment. This home blends smart living with elegant finishes-perfect for today's lifestyle.

ⓘ 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: $18,900
• − Mortgage interest: −$16,156
• − Property taxes: −$4,326
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$8,391
• Taxable loss: −$14,439
• Est. tax savings @ 24.0%: +$3,465
• After-tax cash flow: $-5,523/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 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 (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

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 · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

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

+2.1% since first listed

2 events — show timeline

• 2024-08-07 Price Changed $247,990 Zillow
• 2023-11-08 Listed $242,990 Zillow