127 Gypsy Way · Harvest, AL 35773

$274,990

4 bd · 2.0 ba · 1,835 sqft · SingleFamily · 10 Days on market

Built 2026 6,969 sqft lot Est $272k · at est. $50/mo HOA · 3% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +6.9/15.0
• Cash flow +6.3/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.6/10.0

Listing remarks

Move in ready! AND 100% Financing available, no money down. Brand new home includes blinds, refrigerator, washer and dryer – all included in the price. Built with industry leading energy efficient features, including spray foam insulation and April Aire system this home is designed for year round comfort and energy cost savings. * * Ask about our ‘Flex Incentive Package’ where we can tailor financing incentives, closing cost assistance, and more to fit your needs. All contracts to be written on Meritage Homes agreement.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Living area about 1,835 square feet
• HOA & community: HOA present with $600 annual fee; Subdivision: Kendall Farms

Exterior

• Parking: Attached two-car garage with automatic garage door opener
• Utilities: Public water service; Private sewer service; Electric service (standard central systems for heating and cooling)
• Home design: Single-family residence; One level; New construction (built 2026); Brick exterior
• Construction: Slab foundation
• Exterior features: Public water; Private sewer; Lot approximately 0.16 acres (60 x 120)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 9 total rooms; Open concept living area (new construction)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-486 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (32.6% below list).
• Recommended offer: $185k (32.6% below list) — sets the bar for 1% rule.

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 $29k of equity ($2k loan paydown + $27k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,329 (32.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.67% ✗
• Cap rate: 4.17%
• Cash-on-cash: -7.58%
• DSCR: 0.66
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $271,580
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Gypsy Way	0.03mi	4/2.0	1,835 (0%)	4mo	$271,000	$148	95
105 Gypsy Way	0.06mi	4/2.0	1,835 (0%)	4mo	$264,990	$144	94
116 Gypsy Way	0.03mi	4/3.0	2,001 (+9%)	3mo	$290,990	$145	77
111 Gypsy Way	0.04mi	4/3.0	2,001 (+9%)	4mo	$284,500	$142	76
1101 Bo Howard Rd	0.21mi	3/2.0 (-1)	1,947 (+6%)	2mo	$322,000	$165	73
108 Gypsy Way	0.05mi	3/2.0 (-1)	1,648 (-10%)	6mo	$259,990	$158	71
330 Pone St	0.16mi	3/2.0 (-1)	1,648 (-10%)	8mo	$249,990	$152	64

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $118,853
• Equity at exit: $247,733

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $374,476
• Equity at exit: $534,245

Cash invested: $76,997 (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: 12.4×

Monthly cashflow live

• Estimated rent: $1,853 medium
• Mortgage (P&I): −$1,442
• Tax est. 1.5%: −$344 /mo · $4,125/yr
• Insurance: −$115
• HOA: −$50
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-486

Break-even live

Break-even rent $2,469

Max offer price $204,622

Occupancy floor —

Sensitivity live

Price	-10% $-296	-5% $-391	+0% $-486	+5% $-581	+10% $-676
Rent	-10% $-633	-5% $-560	+0% $-486	+5% $-413	+10% $-340
Rate	-1.0pp $-348	-0.5pp $-416	base $-486	+0.5pp $-558	+1.0pp $-630

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: $68,748
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 8 events

1. 2026-06-22
   days on market $274,990 Active 10 DOM
2. 2026-06-18
   days on market $274,990 Active 7 DOM
3. 2026-06-17
   days on market $274,990 Active 6 DOM
4. 2026-06-16
   remarks 526-char remark
5. 2026-06-16
   pricedays on market $274,990 Active 5 DOM
6. 2026-06-15
   days on market $289,990 Active 4 DOM
7. 2026-06-14
   remarks 340-char remark
8. 2026-06-14
   listed $289,990 Active 2 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,239
• − Mortgage interest: −$15,404
• − Property taxes: −$4,125
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$600
• − Depreciation: −$8,000
• Taxable loss: −$10,822
• Est. tax savings @ 24.0%: +$2,597
• After-tax cash flow: $-3,238/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

• 2026-06-11 Listed $289,990 VMLS