The Montgomery Plan · Harvest, AL 35773

$309,900

3 bd · 2.0 ba · 1,912 sqft · SingleFamily · 465 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 +2.7/30.0
• 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 modern touches like an open-concept, homeowner-centric layout, The Montgomery is one-level living at its finest. The kitchen showcases a huge island, corner pantry and stainless-steel appliances. The plan's open family room is perfect for entertaining guests, and the covered porch is easily accessible. Discover the plan's impressive Master Suite, complete with bright, inviting windows and a huge walk-in closet. Make it your own with The Montgomery's flexible floor plan, featuring an optional bonus room, a covered porch and more! Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

Key facts

• Covered porch
• Master suite
• Open concept

Tags

• OPEN CONCEPT
• HUGE ISLAND
• CORNER PANTRY
• STAINLESS STEEL APPLIANCES
• COVERED PORCH
• MASTER SUITE

🏗️ New construction. The $309,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $374,754.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (37.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (44.8% below list).
• Recommended offer: $171k (44.8% below list) — sets the bar for 1% rule.
• Cap rate 2.3% 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.
• Zoned schools: Madison Cross Roads Elementary School (math 14% / reading 48%, grade F, #360 of 627 statewide, top 58%, 1,035 students, 59% 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 52% FRL vs 29% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 326 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 $40k of equity ($3k loan paydown + $37k 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 ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 465 days — a 12% lower offer ($273k) 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 $171,146 (44.8% 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 465 days. Have you received any prior offers? Is the seller open to a 45% 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: 0.46% ✗
• Cap rate: 2.27%
• Cash-on-cash: -14.38%
• DSCR: 0.36
• GRM: 18.2

CMA / ARV

• ARV (median comp): $374,754
• List price: $309,900
• Delta: -17.31%
• 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
218 White Horse Way	0.20mi	3/2.0	1,912 (0%)	9mo	$327,021	$171	83
108 Goodwood Ln	0.29mi	3/2.0	1,912 (0%)	8mo	$312,900	$164	80
227 White Horse Way	0.09mi	3/2.0	1,912 (0%)	19mo	$299,900	$157	80
232 White Horse Way	0.15mi	3/2.0	1,912 (0%)	18mo	$339,900	$178	78
204 White Horse Way	0.32mi	3/2.0	1,912 (0%)	18mo	$370,876	$194	70
212 White Horse Way	0.33mi	3/2.0	1,912 (0%)	21mo	$362,905	$190	67
1101 Bo Howard Rd	0.72mi	3/2.0	1,947 (+2%)	2mo	$322,000	$165	62
110 Goodwood Ln	0.24mi	3/2.0	2,076 (+9%)	22mo	$377,065	$182	57
210 White Horse Way	0.33mi	3/2.0	2,076 (+9%)	17mo	$352,130	$170	56
330 Pone St	0.69mi	3/2.0	1,648 (-14%)	8mo	$249,990	$152	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: 14.3%
• Equity multiple: 2.18×
• Total profit: $124,030
• Equity at exit: $337,608

10-year hold

• IRR: 14.2%
• Equity multiple: 5.08×
• Total profit: $428,321
• Equity at exit: $728,065

Cash invested: $104,931 (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: 15.1×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$1,965
• Tax est. 1.5%: −$468 /mo · $5,621/yr
• Insurance: −$156
• HOA: −$20
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-1,258

Break-even live

Break-even rent $3,304

Max offer price $192,750

Occupancy floor —

Sensitivity live

Price	-10% $-999	-5% $-1,128	+0% $-1,258	+5% $-1,387	+10% $-1,517
Rent	-10% $-1,393	-5% $-1,325	+0% $-1,258	+5% $-1,190	+10% $-1,123
Rate	-1.0pp $-1,069	-0.5pp $-1,162	base $-1,258	+0.5pp $-1,355	+1.0pp $-1,454

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: $93,689
• Closing costs: $11,243
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 15 events

1. 2026-06-22
   days on market $309,900 Active 465 DOM
2. 2026-06-18
   days on market $309,900 Active 462 DOM
3. 2026-06-17
   days on market $309,900 Active 461 DOM
4. 2026-06-16
   days on market $309,900 Active 460 DOM
5. 2026-06-15
   days on market $309,900 Active 459 DOM
6. 2026-06-14
   days on market $309,900 Active 457 DOM
7. 2026-06-10
   days on market $309,900 Active 454 DOM
8. 2026-06-09
   days on market $309,900 Active 453 DOM
9. 2026-06-08
   days on market $309,900 Active 452 DOM
10. 2026-06-07
    days on market $309,900 Active 451 DOM
11. 2026-06-02
    days on market $309,900 Active 446 DOM
12. 2026-06-01
    days on market $309,900 Active 445 DOM
13. 2026-05-31
    days on market $309,900 Active 444 DOM
14. 2026-05-30
    days on market $309,900 Active 443 DOM
15. 2025-03-13
    listed $309,900 Active 737-char remark

    Show marketing remark (737 chars)

    With modern touches like an open-concept, homeowner-centric layout, The Montgomery is one-level living at its finest. The kitchen showcases a huge island, corner pantry and stainless-steel appliances. The plan's open family room is perfect for entertaining guests, and the covered porch is easily accessible. Discover the plan's impressive Master Suite, complete with bright, inviting windows and a huge walk-in closet. Make it your own with The Montgomery's flexible floor plan, featuring an optional bonus room, a covered porch and more! Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * 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: $20,538
• − Mortgage interest: −$20,992
• − Property taxes: −$5,621
• − Insurance: −$1,874
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − HOA: −$240
• − Depreciation: −$10,902
• Taxable loss: −$22,378
• Est. tax savings @ 24.0%: +$5,371
• After-tax cash flow: $-9,723/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 $309,900 Zillow