112 Silver Poplar Pl · Harvest, AL 35749

$247,900

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 348 Days on market

Built 2002 0.46 ac lot $223/sqft · 5% 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 +13.3/30.0
• ARV discount +9.3/15.0
• DSCR +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
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Darling Full Brick home all on one LEVEL! 3 Bedroom, 2 bath home with a 2 Spacious Garage! Gas Heat! Washer, dryer, refrigerator, microwave, and outdoor furniture remain! Located in a quiet neighborhood on a cut-de-sac street! There is Plenty of Space between neighbors! Lots of trees and a Privacy! Fenced Backyard! Large back patio with firepit to enjoy! Property goes behind the fence! Close to Grocery stores, shopping and more! Convenient and Affordable!

Key facts

• Lots of trees
• Quiet neighborhood
• Full brick home

Tags

• FULL BRICK HOME
• PRIVACY FENCED BACKYARD
• QUIET NEIGHBORHOOD
• LOTS OF TREES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-1 ($-7/yr) — negative.
• To cash-flow at today's rent, offer at most $248k (0.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (25.5% below list).
• Recommended offer: $185k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 348 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $184,638 (25.5% 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 348 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (median comp): $258,048
• List price: $247,900
• Delta: -3.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Populus Dr	0.13mi	3/2.0	1,112 (0%)	15mo	$219,900	$198	77
217 Shortleaf Ln	0.17mi	3/2.0	1,230 (+11%)	5mo	$233,000	$189	66
104 Silver Poplar Pl	0.07mi	3/2.0	1,269 (+14%)	17mo	$250,000	$197	55
104 Willhollow Ct	0.38mi	3/2.0	1,248 (+12%)	9mo	$252,500	$202	50
148 Poplar Green Ln	0.17mi	3/2.0	1,275 (+15%)	18mo	$239,900	$188	48
120 Trestle Point Dr	0.74mi	3/2.0	1,272 (+14%)	11mo	$239,900	$189	29

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: -18.5%
• Equity multiple: 0.36×
• Total profit: $-44,320
• Equity at exit: $36,963

10-year hold

• IRR: -15.2%
• Equity multiple: 0.21×
• Total profit: $-54,800
• Equity at exit: $21,434

Cash invested: $69,412 (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: 11.2×

Monthly cashflow live

• Estimated rent: $1,846 medium
• Mortgage (P&I): −$1,300
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-1

Break-even live

Break-even rent $1,847

Max offer price $247,791

Occupancy floor 95%

Sensitivity live

Price	-10% $140	-5% $70	+0% $-1	+5% $-71	+10% $-141
Rent	-10% $-146	-5% $-74	+0% $-1	+5% $72	+10% $145
Rate	-1.0pp $124	-0.5pp $62	base $-1	+0.5pp $-65	+1.0pp $-130

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: $61,975
• Closing costs: $7,437
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Populus Dr Harvest, AL	3.0	2.0	1374	$1,600	$1.16	45d	1	0.17mi
324 Willow Oak Dr Harvest, AL	3.0	2.0	1226	$1,850	$1.51	16d	1	0.38mi
115 Sabel Cir Madison, AL	3.0	2.5	1412	$1,698	$1.20	16d	1	1.36mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	46d	1	1.46mi

Listing history 27 events

1. 2026-06-18
   days on market $247,900 Active 348 DOM
2. 2026-06-17
   days on market $247,900 Active 347 DOM
3. 2026-06-16
   days on market $247,900 Active 346 DOM
4. 2026-06-15
   days on market $247,900 Active 345 DOM
5. 2026-06-14
   days on market $247,900 Active 343 DOM
6. 2026-06-10
   days on market $247,900 Active 340 DOM
7. 2026-06-09
   days on market $247,900 Active 339 DOM
8. 2026-06-08
   days on market $247,900 Active 338 DOM
9. 2026-06-07
   days on market $247,900 Active 337 DOM
10. 2026-05-31
    days on market $247,900 Active 332 DOM
11. 2026-05-30
    days on market $247,900 Active 331 DOM
12. 2026-05-07
    price $247,900 459-char remark

    Show marketing remark (459 chars)

    Darling Full Brick home all on one LEVEL! 3 Bedroom, 2 bath home with a 2 Spacious Garage! Gas Heat! Washer, dryer, refrigerator, microwave, and outdoor furniture remain! Located in a quiet neighborhood on a cut-de-sac street! There is Plenty of Space between neighbors! Lots of trees and a Privacy! Fenced Backyard! Large back patio with firepit to enjoy! Property goes behind the fence! Close to Grocery stores, shopping and more! Convenient and Affordable!

13. 2026-01-26
    listed $220,000 174-char remark

    Show marketing remark (174 chars)

    Situated minutes from Hwy 53, Hwy 72, and Old RR Bed Rd, this is a must see! The large backyard, storm shelter, location, garage, and cozy feeling make this the perfect home!

14. 2026-01-02
    status Active 459-char remark

    Show marketing remark (459 chars)

    Darling Full Brick home all on one LEVEL! 3 Bedroom, 2 bath home with a 2 Spacious Garage! Gas Heat! Washer, dryer, refrigerator, microwave, and outdoor furniture remain! Located in a quiet neighborhood on a cut-de-sac street! There is Plenty of Space between neighbors! Lots of trees and a Privacy! Fenced Backyard! Large back patio with firepit to enjoy! Property goes behind the fence! Close to Grocery stores, shopping and more! Convenient and Affordable!

15. 2025-07-01
    listed $249,900 Active 459-char remark

    Show marketing remark (459 chars)

    Darling Full Brick home all on one LEVEL! 3 Bedroom, 2 bath home with a 2 Spacious Garage! Gas Heat! Washer, dryer, refrigerator, microwave, and outdoor furniture remain! Located in a quiet neighborhood on a cut-de-sac street! There is Plenty of Space between neighbors! Lots of trees and a Privacy! Fenced Backyard! Large back patio with firepit to enjoy! Property goes behind the fence! Close to Grocery stores, shopping and more! Convenient and Affordable!

16. 2024-12-02
    soldstatus $230,000 174-char remark

    Show marketing remark (174 chars)

    Situated minutes from Hwy 53, Hwy 72, and Old RR Bed Rd, this is a must see! The large backyard, storm shelter, location, garage, and cozy feeling make this the perfect home!

17. 2024-12-02
    soldstatus $230,000 Sold

    Show marketing remark (174 chars)

    Situated minutes from Hwy 53, Hwy 72, and Old RR Bed Rd, this is a must see! The large backyard, storm shelter, location, garage, and cozy feeling make this the perfect home!

18. 2024-10-11
    historical
19. 2024-09-23
    listed $220,000 Active
20. 2016-11-18
    soldstatus $112,000
21. 2016-11-18
    soldstatus $112,000
22. 2016-07-11
    listed $116,500
23. 2012-03-20
    soldstatus $113,400
24. 2012-03-19
    soldstatus $113,000
25. 2011-08-23
    listed $119,900
26. 2011-05-06
    soldstatus $50,000
27. 2008-12-31
    soldstatus $115,500

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $1,016 · $85/mo
• Expected delta: +$345/yr (+$29/mo · 51.4%)

ⓘ 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 ≥104°F today · 17 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: $22,157
• − Mortgage interest: −$13,886
• − Property taxes: −$671
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,773
• − Management: −$1,773
• − Depreciation: −$7,212
• Taxable loss: −$4,397
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $1,048/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

+114.6% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $247,900 VMLS
• 2026-01-26 Listed $220,000 REALTRACS as Distributed by MLS Grid
• 2026-01-02 Relisted — VMLS
• 2025-07-01 Listed $249,900 VMLS
• 2024-12-02 Sold (MLS) $230,000 VMLS
• 2024-12-02 Sold (MLS) $230,000 REALTRACS as Distributed by MLS Grid
• 2024-10-11 Delisted — VMLS
• 2024-09-23 Listed $220,000 VMLS
• 2016-11-18 Sold (Public Records) $112,000 Public Records
• 2016-11-18 Sold (MLS) $112,000 VMLS
• 2016-07-11 Listed $116,500 VMLS
• 2012-03-20 Sold (Public Records) $113,400 Public Records
• 2012-03-19 Sold (MLS) $113,000 VMLS
• 2011-08-23 Listed $119,900 VMLS
• 2011-05-06 Sold (Public Records) $50,000 Public Records
• 2008-12-31 Sold (Public Records) $115,500 Public Records

Property tax history

+6.8%/yr

Latest (2024): $671 · +4.1% YoY. Source: county tax records.