103 Cedar Bluff Ct · Harvest, AL 35749

$220,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 1 Days on market

Built 2001 0.50 ac lot Est $239k · 8% under

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Why this score? — see what drove the C- 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 +18.5/30.0
• ARV discount +11.2/15.0
• DSCR +5.8/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• 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

GREAT STARTER HOME! GORGEOUS FULL BRICK RANCH FEATURES 3BR/2BA. ATTRACTIVE HW FLOORS. CROWN MOLDING & TREY CEILINGS IN MASTER BEDRM & LR. KITCHEN HAS LOTS OF COUNTER SPACE & BEAUTIFUL CABINETS. ENTERTAIN ON THE PATIO UNDER PERGOLA IN THE BEAUTIFUL AND EXTENSIVE BACKYARD LANDSCAPING. BRICK ACCENT ON DRIVEWAY W/EXTRA PARKING PAD.

Key facts

• Spacious backyard
• Pergola
• Half acre lot

Tags

• HALF ACRE LOT
• SPACIOUS BACKYARD
• PATIO
• PERGOLA
• NO HOMEOWNERS ASSOCIATION

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Silver Cedars

Exterior

• Parking: Two-car garage
• Utilities: Septic tank sewer
• Home design: Single-family residence; One story; Built in 2001; Approximately 1,269 square feet living area
• Construction: Brick construction; Slab foundation
• Exterior features: Front porch; Patio; Public water

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Central heating with natural gas
• Interior features: Nine total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/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 $190k (13.7% below list).
• Recommended offer: $190k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL).
• Market conditions: Rents flat; 667 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 14y ago 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.
• Current owner paid $115k; list at $220k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,878 (13.7% 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. 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.
3. 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.
4. 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: 0.86% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.07%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $239,424
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Willow Green Dr	0.17mi	3/2.0	1,300 (+4%)	9mo	$195,000	$150	74
104 Willhollow Ct	0.39mi	3/2.0	1,248 (+0%)	9mo	$252,500	$202	70
149 Populus Dr	0.66mi	3/2.0	1,283 (+3%)	8mo	$235,000	$183	54
104 Silver Poplar Pl	0.54mi	3/2.0	1,269 (+2%)	17mo	$250,000	$197	53
114 Poplar Green Ln	0.47mi	3/2.0	1,393 (+12%)	3mo	$262,000	$188	53
110 Silver Poplar Pl	0.59mi	3/2.0	1,288 (+3%)	18mo	$249,900	$194	48
148 Poplar Green Ln	0.66mi	3/2.0	1,275 (+2%)	18mo	$239,900	$188	46
129 Poplar Green Ln	0.56mi	3/2.0	1,400 (+12%)	9mo	$250,000	$179	42
226 Shortleaf Ln	0.72mi	4/2.0 (+1)	1,284 (+3%)	16mo	$261,900	$204	40
142 Populus Dr	0.58mi	3/2.0	1,379 (+11%)	23mo	$265,000	$192	32
155 Populus Dr	0.71mi	3/2.0	1,112 (-11%)	15mo	$219,900	$198	32

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: -12.2%
• Equity multiple: 0.57×
• Total profit: $-26,561
• Equity at exit: $32,803

10-year hold

• IRR: -6.2%
• Equity multiple: 0.63×
• Total profit: $-22,545
• Equity at exit: $19,022

Cash invested: $61,600 (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: 667
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,899 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $209

Break-even live

Break-even rent $1,635

Max offer price $220,000

Occupancy floor 84%

Sensitivity live

Price	-10% $333	-5% $271	+0% $209	+5% $146	+10% $84
Rent	-10% $59	-5% $134	+0% $209	+5% $284	+10% $359
Rate	-1.0pp $320	-0.5pp $265	base $209	+0.5pp $152	+1.0pp $94

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Willow Oak Dr Harvest, AL	3.0	2.0	1226	$1,850	$1.51	15d	1	0.31mi
136 Populus Dr Harvest, AL	3.0	2.0	1374	$1,600	$1.16	45d	1	0.54mi
115 Sabel Cir Madison, AL	3.0	2.5	1412	$1,698	$1.20	15d	1	1.24mi

Listing history 2 events

1. 2026-06-18
   remarks 520-char remark
2. 2026-06-18
   listed $220,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $551 · $46/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$351/yr (+$29/mo · 63.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,785
• − Mortgage interest: −$12,323
• − Property taxes: −$551
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,823
• − Management: −$1,823
• − Depreciation: −$6,400
• Taxable loss: −$1,235
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $2,801/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

• 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

+72.5% since first listed

5 events — show timeline

• 2026-06-18 Listed $220,000 VMLS
• 2013-08-12 Sold (Public Records) $114,900 Public Records
• 2013-08-02 Sold (MLS) $114,900 VMLS
• 2012-11-28 Listed $114,900 VMLS
• 2008-08-28 Sold (Public Records) $127,500 Public Records

Property tax history

+4.9%/yr

Latest (2024): $551 · +8.9% YoY. Source: county tax records.