180 W Highlander Rd · Harvest, AL 35749

$199,900

3 bd · 2.0 ba · 1,485 sqft · Manufactured public records · 6 Days on market

Built 1994 0.94 ac lot $135/sqft · at area comps Est $201k · at est.

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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).

• Cash flow +14.3/30.0
• ARV discount +7.7/15.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPS ONLY COMPS ONLY COMPS ONLY

Key facts

• Move-in ready
• Remodeled
• Fresh paint

Tags

• REMODELED
• MOVE-IN READY
• NEW LVP FLOORING
• FRESH PAINT
• OPEN LAYOUT
• FULLY UPGRADED KITCHEN

Property features AI

Finance

• Other: Property listed as residential; Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (gravel)
• Utilities: Septic tank
• Home design: Manufactured home; One level
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Nearly one-acre lot (0.94 acre); Gravel driveway

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $36 ($435/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (10.2% below list).
• Recommended offer: $179k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 675 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,462 (10.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $200,663
• List price: $199,900
• Delta: -0.38%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 W Highlander Dr	0.00mi	3/2.0	1,485 (0%)	1mo	$202,500	$136	99
245 Highlander Rd	0.08mi	3/2.0	1,264 (-15%)	8mo	$195,000	$154	65

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-33,924
• Equity at exit: $29,806

10-year hold

• IRR: -14.4%
• Equity multiple: 0.26×
• Total profit: $-41,653
• Equity at exit: $17,284

Cash invested: $55,972 (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: 675
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $36

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 93%

Sensitivity live

Price	-10% $174	-5% $105	+0% $36	+5% $-33	+10% $-102
Rent	-10% $-105	-5% $-35	+0% $36	+5% $107	+10% $178
Rate	-1.0pp $137	-0.5pp $87	base $36	+0.5pp $-16	+1.0pp $-68

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
674 Harvest Rd Harvest, AL	4.0	2.0	1661	$1,850	$1.11	45d	1	0.19mi
180 Labrador Ln Harvest, AL	3.0	2.0	1260	$1,650	$1.31	45d	1	1.23mi
202 Blue Sage Dr Harvest, AL	3.0	2.0	1395	$1,595	$1.14	45d	1	1.24mi
123 Elmhurst Dr Harvest, AL	3.0	2.5	1732	$1,661	$0.96	45d	1	1.25mi
135 Wethersfield Dr Harvest, AL	3.0	2.0	1325	$1,295	$0.98	15d	1	1.28mi
169 Labrador Ln Harvest, AL	4.0	2.5	1753	$1,925	$1.10	15d	1	1.29mi
165 Cloverbrook Dr Harvest, AL	3.0	2.0	1212	$1,520	$1.25	45d	1	1.37mi
488 Ford Chapel Rd Harvest, AL	4.0	2.0	1856	$1,845	$0.99	45d	1	1.38mi
129 Farmington Dr Harvest, AL	3.0	2.5	1620	$1,398	$0.86	23d	1	1.39mi
183 Cloverbrook Dr Harvest, AL	3.0	2.0	1200	$1,373	$1.14	45d	1	1.44mi
198 Cloverbrook Dr Harvest, AL	3.0	2.0	1397	$1,375	$0.98	25d	1	1.50mi

Listing history 6 events

1. 2026-05-07
   status Pending 721-char remark
2. 2026-04-30
   listed $199,900 Active 721-char remark
3. 2025-12-08
   soldstatus $82,500
4. 2025-12-05
   soldstatus $82,500 Sold 475-char remark

   Show marketing remark (475 chars)

   Come and make your vision into reality with this custom built double wide with 2 x 4 walls and concreted piers with tie downs that is built to HUD specs. While the home needs TLC, it features almost an acre lot, large great room with electric log fireplace, isolated master with new large tiled shower and walk-in closet and a deck in the back. Home is sold As-Is. Per estate: A/C side of HVAC does not work. Home will not qualify for an FHA loan (conventional or cash only).

5. 2025-11-20
   status Pending 475-char remark

   Show marketing remark (475 chars)

   Come and make your vision into reality with this custom built double wide with 2 x 4 walls and concreted piers with tie downs that is built to HUD specs. While the home needs TLC, it features almost an acre lot, large great room with electric log fireplace, isolated master with new large tiled shower and walk-in closet and a deck in the back. Home is sold As-Is. Per estate: A/C side of HVAC does not work. Home will not qualify for an FHA loan (conventional or cash only).

6. 2025-11-17
   listed $81,500 Active 475-char remark

   Show marketing remark (475 chars)

   Come and make your vision into reality with this custom built double wide with 2 x 4 walls and concreted piers with tie downs that is built to HUD specs. While the home needs TLC, it features almost an acre lot, large great room with electric log fireplace, isolated master with new large tiled shower and walk-in closet and a deck in the back. Home is sold As-Is. Per estate: A/C side of HVAC does not work. Home will not qualify for an FHA loan (conventional or cash only).

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $21,535
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,815
• Taxable loss: −$2,921
• Est. tax savings @ 24.0%: +$701
• After-tax cash flow: $1,136/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: 220,435
• 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

+148.5% since first listed

9 events — show timeline

• 2026-06-03 Sold (MLS) $202,500 VMLS
• 2026-06-02 Sold (MLS) $202,500 Greater Alabama MLS
• 2026-05-07 Pending — VMLS
• 2026-04-30 Listed $199,900 VMLS
• 2026-04-29 Listed $202,500 Greater Alabama MLS
• 2025-12-08 Sold (Public Records) $82,500 Public Records
• 2025-12-05 Sold (MLS) $82,500 VMLS
• 2025-11-20 Pending — VMLS
• 2025-11-17 Listed $81,500 VMLS

Property tax history

+7.8%/yr

Latest (2020): $71 · +2.6% YoY. Source: county tax records.