103 Wethersfield Dr · Harvest, AL 35749

$240,000

3 bd · 1.5 ba · 2,638 sqft · SingleFamily public records · 55 Days on market

Built 2012 4,800 sqft lot $91/sqft · at area comps Est $232k · at est. $6/mo HOA

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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 +12.8/30.0
• ARV discount +6.0/15.0
• 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 +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well-kept spacious two-story home in Chandler Farms subdivision in Harvest. This 3 bedroom, 2.5 bathroom home offers generous living space and large bedrooms designed for comfort. Enjoy the privacy fenced backyard, perfect for relaxing or entertaining. The home also features a 2-car garage. This is a great opportunity for anyone looking for space and convenience in a growing area or a great investment opportunity to add to the portfolio.

Key facts

• Large bedrooms
• 4,800 sq ft lot
• 2 garage spots

Tags

• PRIVACY FENCED BACKYARD
• CHANDLER FARMS SUBDIVISION
• GENEROUS LIVING SPACE
• LARGE BEDROOMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-21 ($-252/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (26.4% below list).
• Recommended offer: $177k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Market conditions: Rents flat; 666 active listings in the ZIP; 6 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

• It's been on market 55 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $100k; list at $240k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,571 (26.4% 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 55 days. Have you received any prior offers? Is the seller open to a 26% 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. 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: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (median comp): $232,206
• List price: $240,000
• Delta: 3.36%
• 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
103 Wethersfield Dr	0.00mi	3/2.5	2,649 (+0%)	0mo	$230,000	$87	95
109 Elmhurst Dr	0.18mi	3/2.5	2,850 (+8%)	1mo	$240,000	$84	73
143 Harvest Moon Dr	0.42mi	3/3.0	2,404 (-9%)	1mo	$313,305	$130	59
135 Harvest Moon Dr	0.42mi	3/3.0	2,404 (-9%)	2mo	$349,040	$145	58
233 Farmington Dr	0.19mi	3/2.5	2,283 (-14%)	9mo	$250,000	$110	57
215 Farmington Dr	0.12mi	3/2.0	2,250 (-15%)	16mo	$209,900	$93	55
106 Starview Ct	0.48mi	4/3.0 (+1)	2,502 (-5%)	20mo	$349,000	$139	41
110 Harvest Moon Dr	0.53mi	4/2.5 (+1)	2,494 (-6%)	20mo	$325,000	$130	41
202 Waterbrook Ln	0.70mi	4/2.0 (+1)	2,276 (-14%)	1mo	$380,000	$167	37
9054 Wall Triana Hwy	0.49mi	4/2.0 (+1)	2,350 (-11%)	22mo	$269,000	$114	33
171 Cobb Pl	0.68mi	3/2.0	2,246 (-15%)	16mo	$203,000	$90	28
117 Branch Creek Dr	0.58mi	4/2.5 (+1)	2,359 (-11%)	22mo	$379,500	$161	28

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: -19.1%
• Equity multiple: 0.34×
• Total profit: $-44,159
• Equity at exit: $35,785

10-year hold

• IRR: -16.2%
• Equity multiple: 0.17×
• Total profit: $-55,627
• Equity at exit: $20,751

Cash invested: $67,200 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$100
• HOA: −$6
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-21

Break-even live

Break-even rent $1,792

Max offer price $236,287

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $47	+0% $-21	+5% $-89	+10% $-157
Rent	-10% $-161	-5% $-91	+0% $-21	+5% $49	+10% $118
Rate	-1.0pp $100	-0.5pp $40	base $-21	+0.5pp $-83	+1.0pp $-146

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Wethersfield Dr Harvest, AL	3.0	2.5	2253	$1,511	$0.67	14d	1	0.07mi
215 Farmington Dr Harvest, AL	3.0	2.0	2250	$1,520	$0.68	14d	1	0.09mi
224 Farmington Dr Harvest, AL	3.0	2.5	2340	$1,581	$0.68	14d	1	0.13mi
108 Lockport Dr Harvest, AL	3.0	3.0	2205	$1,591	$0.72	44d	1	0.20mi
102 Border Collie Dr Harvest, AL	4.0	2.5	1891	$2,200	$1.16	14d	1	1.08mi
169 Labrador Ln Harvest, AL	4.0	2.5	1753	$1,925	$1.10	14d	1	1.18mi

HOA detail

• Monthly dues: $6 · $72/yr

Listing history 9 events

1. 2026-05-09
   status Pending 458-char remark

   Show marketing remark (458 chars)

   Welcome to this well-kept spacious two-story home in Chandler Farms subdivision in Harvest. This 3 bedroom, 2.5 bathroom home offers generous living space and large bedrooms designed for comfort. Enjoy the privacy fenced backyard, perfect for relaxing or entertaining. The home also features a 2-car garage. This is a great opportunity for anyone looking for space and convenience in a growing area or a great investment opportunity to add to the portfolio.

2. 2026-04-22
   price $240,000 458-char remark

   Show marketing remark (458 chars)

   Welcome to this well-kept spacious two-story home in Chandler Farms subdivision in Harvest. This 3 bedroom, 2.5 bathroom home offers generous living space and large bedrooms designed for comfort. Enjoy the privacy fenced backyard, perfect for relaxing or entertaining. The home also features a 2-car garage. This is a great opportunity for anyone looking for space and convenience in a growing area or a great investment opportunity to add to the portfolio.

3. 2026-03-15
   listed $250,000 Active 458-char remark

   Show marketing remark (458 chars)

   Welcome to this well-kept spacious two-story home in Chandler Farms subdivision in Harvest. This 3 bedroom, 2.5 bathroom home offers generous living space and large bedrooms designed for comfort. Enjoy the privacy fenced backyard, perfect for relaxing or entertaining. The home also features a 2-car garage. This is a great opportunity for anyone looking for space and convenience in a growing area or a great investment opportunity to add to the portfolio.

4. 2023-07-31
   price $260,000
5. 2023-06-21
   status Active
6. 2023-06-20
   historical
7. 2023-06-18
   listed $265,000 Active
8. 2012-01-31
   soldstatus $99,900
9. 2009-12-02
   listed $99,900

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$368/yr (+$31/mo · 59.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $21,189
• − Mortgage interest: −$13,444
• − Property taxes: −$616
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$72
• − Depreciation: −$6,982
• Taxable loss: −$4,515
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $831/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

• Census place: Harvest, AL
• 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

+140.2% since first listed

9 events — show timeline

• 2026-05-09 Pending — VMLS
• 2026-04-22 Price Changed $240,000 VMLS
• 2026-03-15 Listed $250,000 VMLS
• 2023-07-31 Price Changed $260,000 VMLS
• 2023-06-21 Relisted — VMLS
• 2023-06-20 Delisted — VMLS
• 2023-06-18 Listed $265,000 VMLS
• 2012-01-31 Sold (MLS) $99,900 VMLS
• 2009-12-02 Listed $99,900 VMLS

Property tax history

+9.5%/yr

Latest (2024): $616 · +3.0% YoY. Source: county tax records.