107 Silver Poplar Pl · Harvest, AL 35749

$249,800

3 bd · 1.0 ba · 1,498 sqft · SingleFamily public records · 44 Days on market

Built 2002 0.40 ac lot $167/sqft · 28% below area Est $258k · 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 +12.6/30.0
• ARV discount +8.9/15.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this like-new brick ranch in the heart of Harvest, eligible for 100% USDA financing. Move-in ready with fresh paint and LVP flooring throughout. The updated kitchen features a new dishwasher and stove with a separate dining area. This functional layout offers 3 bedrooms and 2 baths, including a primary suite with private bath. Major updates include a new roof and water heater. Enjoy the patio just off the dining area and a large fenced backyard, perfect for outdoor living. An attached 2-car garage adds convenience. Don’t miss this low-maintenance home in a prime location!

Key facts

• New stove
• Private bath
• Updated kitchen

Tags

• BRICK RANCH
• UPDATED KITCHEN
• NEW DISHWASHER
• NEW STOVE
• PRIVATE BATH
• NEW ROOF

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Poplar Ridge

Exterior

• Parking: Two-car garage
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Brick exterior; One story
• Construction: Slab foundation
• Exterior features: 0.4-acre lot; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-30 ($-362/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (2.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (27.0% below list).
• Recommended offer: $182k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 666 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• It's been on market 44 days — a 3% lower offer ($242k) 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 $182,462 (27.0% 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 44 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 6.15%
• Cash-on-cash: -0.52%
• DSCR: 0.98
• GRM: 11.4

CMA / ARV

• ARV (median comp): $258,059
• List price: $249,800
• Delta: -3.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Balsam Poplar Way	0.05mi	3/2.0	1,529 (+2%)	10mo	$299,900	$196	82
104 Zelkova Ct	0.24mi	4/2.0 (+1)	1,500 (+0%)	1mo	$197,500	$132	79
114 Poplar Green Ln	0.28mi	3/2.0	1,393 (-7%)	3mo	$262,000	$188	69
129 Poplar Green Ln	0.22mi	3/2.0	1,400 (-6%)	9mo	$250,000	$179	67
149 Populus Dr	0.10mi	3/2.0	1,283 (-14%)	8mo	$235,000	$183	61
120 Yellow Poplar Ln	0.29mi	4/2.0 (+1)	1,570 (+5%)	13mo	$298,000	$190	58
221 Waxmyrtle Dr	0.46mi	3/2.0	1,690 (+13%)	0mo	$285,000	$169	53
116 Trestle Point Dr	0.73mi	3/2.0	1,504 (+0%)	14mo	$262,900	$175	50
114 Trestle Point Dr	0.73mi	3/2.0	1,486 (-1%)	14mo	$249,900	$168	49
103 Willow Green Dr	0.43mi	3/2.0	1,300 (-13%)	9mo	$195,000	$150	46
8047 Wall Triana Hwy	0.62mi	3/2.0	1,720 (+15%)	2mo	$269,900	$157	41
120 Western Hills Dr	0.71mi	3/2.0	1,700 (+14%)	8mo	$256,000	$151	33

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-46,466
• Equity at exit: $37,246

10-year hold

• IRR: -16.6%
• Equity multiple: 0.16×
• Total profit: $-58,915
• Equity at exit: $21,598

Cash invested: $69,944 (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: 666
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,825 high
• Mortgage (P&I): −$1,310
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-30

Break-even live

Break-even rent $1,863

Max offer price $244,464

Occupancy floor 97%

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: $62,450
• Closing costs: $7,494
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Populus Dr Harvest, AL	3.0	2.0	1374	$1,600	$1.16	44d	1	0.08mi
324 Willow Oak Dr Harvest, AL	3.0	2.0	1226	$1,850	$1.51	14d	1	0.40mi
105 Dorchester Ln Harvest, AL	3.0	2.0	1700	$1,750	$1.03	14d	1	0.63mi
7403 Wall Triana Hwy Madison, AL	3.0	2.0	1512	$1,495	$0.99	23d	1	1.13mi
115 Sabel Cir Madison, AL	3.0	2.5	1412	$1,698	$1.20	14d	1	1.43mi

Listing history 15 events

1. 2026-06-18
   days on market $249,800 Active 44 DOM
2. 2026-06-17
   days on market $249,800 Active 43 DOM
3. 2026-06-16
   days on market $249,800 Active 42 DOM
4. 2026-06-15
   days on market $249,800 Active 41 DOM
5. 2026-06-14
   days on market $249,800 Active 39 DOM
6. 2026-06-10
   days on market $249,800 Active 36 DOM
7. 2026-06-09
   days on market $249,800 Active 35 DOM
8. 2026-06-08
   days on market $249,800 Active 34 DOM
9. 2026-06-07
   days on market $249,800 Active 33 DOM
10. 2026-06-02
    days on market $249,800 Active 28 DOM
11. 2026-06-01
    days on market $249,800 Active 27 DOM
12. 2026-05-31
    days on market $249,800 Active 26 DOM
13. 2026-05-30
    days on market $249,800 Active 25 DOM
14. 2026-05-11
    price $249,800 595-char remark
15. 2026-05-05
    listed $249,900 Active 595-char remark

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$333/yr (+$28/mo · 48.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,895
• − Mortgage interest: −$13,993
• − Property taxes: −$691
• − Insurance: −$1,249
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$7,267
• Taxable loss: −$4,808
• Est. tax savings @ 24.0%: +$1,154
• After-tax cash flow: $791/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: 30,710
• 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

-0.0% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $249,800 VMLS
• 2026-05-05 Listed $249,900 VMLS

Property tax history

+6.2%/yr

Latest (2024): $691 · +4.1% YoY. Source: county tax records.