182 Brooklawn Dr · Harvest, AL 35749

$265,000

3 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 22 Days on market

Built 2009 5,662 sqft lot $158/sqft · 14% below area Est $298k · 11% under $15/mo HOA · 1% 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).

• ARV discount +12.5/15.0
• Cash flow +9.9/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

STOP PAYING RENT! You can own this 3 bedroom 2 1/2 bath home with a privacy fenced yard and a garage for less per month, with options for 0 down financing! The open main floor is great for entertaining with the large great room that opens into the kitchen and breakfast room over a large bar. Upstairs, there are 3 bedrooms and a loft. The master has a private full bath and a walk-in closet. Outside, enjoy the privacy of the large, privacy fenced yard. Call today to make this your home!

Key facts

• Modern updates
• Fenced backyard
• New roof

Tags

• RENOVATED TILE BATHROOMS
• NEW ROOF
• FENCED BACKYARD
• MODERN UPDATES

Property features AI

Finance

• Other: Lot approximately 0.13 acres (about 135 x 41); Living area about 1,623 square feet
• HOA & community: HOA with annual fee of $180; Subdivision: Burwell Gardens

Exterior

• Parking: Detached one-car garage
• Utilities: Public sewer
• Home design: Single-family residence; Built in 2009; Two levels
• Construction: Slab foundation; Brick construction
• Exterior features: Brick exterior; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Two-story layout; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (32.5% below list).
• Recommended offer: $179k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Monrovia Elementary School (math 37% / reading 69%, grade C, #100 of 627 statewide, top 16%, 495 students, 29% 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) — zoned schools at 32% FRL track the district average.
• Market conditions: Rents flat; 666 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $8k 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 22 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $265k implies a 108% gain — meaningful room to come down on a strong offer.

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 $178,879 (32.5% 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. 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: 0.68% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 12.3

CMA / ARV

• ARV (median comp): $298,007
• List price: $265,000
• Delta: -11.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Brooklawn Dr	0.03mi	3/2.0	1,564 (-7%)	2mo	$273,250	$175	81
156 Brooklawn Dr	0.10mi	3/2.0	1,556 (-7%)	2mo	$260,000	$167	77
104 White Rock Dr	0.30mi	3/2.0	1,730 (+3%)	1mo	$315,000	$182	77
303 Fenrose Dr	0.17mi	3/2.0	1,840 (+10%)	5mo	$255,000	$139	68
116 Burwell Spring Ln	0.14mi	3/2.0	1,848 (+10%)	6mo	$260,000	$141	68
112 Edgestone Dr	0.29mi	4/2.0 (+1)	1,746 (+4%)	5mo	$295,000	$169	67
143 Brooklawn Dr	0.16mi	3/2.0	1,503 (-10%)	6mo	$245,000	$163	66
120 Edgestone Dr	0.24mi	3/2.0	1,851 (+10%)	3mo	$303,500	$164	66
105 Brooklawn Dr	0.30mi	4/2.0 (+1)	1,810 (+8%)	1mo	$239,900	$133	63
157 Brooklawn Dr	0.10mi	3/2.0	1,434 (-15%)	5mo	$250,000	$174	63
151 Brooklawn Dr	0.13mi	3/2.0	1,434 (-15%)	6mo	$248,555	$173	61
109 Edgestone Dr	0.29mi	3/2.0	1,911 (+14%)	6mo	$299,989	$157	55

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: -22.9%
• Equity multiple: 0.23×
• Total profit: $-57,349
• Equity at exit: $39,512

10-year hold

• IRR: -23.1%
• Equity multiple: -0.07×
• Total profit: $-79,032
• Equity at exit: $22,912

Cash invested: $74,200 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,789 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$110
• HOA: −$15
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-164

Break-even live

Break-even rent $1,996

Max offer price $236,096

Occupancy floor —

Sensitivity live

Price	-10% $-14	-5% $-89	+0% $-164	+5% $-239	+10% $-314
Rent	-10% $-305	-5% $-234	+0% $-164	+5% $-93	+10% $-22
Rate	-1.0pp $-30	-0.5pp $-96	base $-164	+0.5pp $-232	+1.0pp $-302

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Ashbrook Cir Harvest, AL	4.0	2.0	1820	$1,750	$0.96	22d	1	0.37mi
198 Cloverbrook Dr Harvest, AL	3.0	2.0	1397	$1,375	$0.98	24d	1	1.20mi
321 Counter Point Dr Harvest, AL	3.0	2.5	2200	$1,506	$0.68	44d	1	1.23mi
183 Cloverbrook Dr Harvest, AL	3.0	2.0	1200	$1,373	$1.14	44d	1	1.25mi
165 Cloverbrook Dr Harvest, AL	3.0	2.0	1212	$1,520	$1.25	44d	1	1.29mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 8 events

1. 2026-05-31
   status $265,000 Pending 22 DOM
2. 2026-05-30
   days on market $265,000 Active 22 DOM
3. 2026-05-08
   listed $280,000 Active 331-char remark
4. 2018-05-14
   soldstatus $127,500
5. 2018-05-08
   soldstatus $127,500 489-char remark

   Show marketing remark (489 chars)

   STOP PAYING RENT! You can own this 3 bedroom 2 1/2 bath home with a privacy fenced yard and a garage for less per month, with options for 0 down financing! The open main floor is great for entertaining with the large great room that opens into the kitchen and breakfast room over a large bar. Upstairs, there are 3 bedrooms and a loft. The master has a private full bath and a walk-in closet. Outside, enjoy the privacy of the large, privacy fenced yard. Call today to make this your home!

6. 2018-03-08
   listed $125,000 489-char remark

   Show marketing remark (489 chars)

   STOP PAYING RENT! You can own this 3 bedroom 2 1/2 bath home with a privacy fenced yard and a garage for less per month, with options for 0 down financing! The open main floor is great for entertaining with the large great room that opens into the kitchen and breakfast room over a large bar. Upstairs, there are 3 bedrooms and a loft. The master has a private full bath and a walk-in closet. Outside, enjoy the privacy of the large, privacy fenced yard. Call today to make this your home!

7. 2013-05-31
   soldstatus $109,900

   Show marketing remark (34 chars)

   Beautiful Full brick 2 story home.

8. 2013-05-02
   listed $109,900

   Show marketing remark (34 chars)

   Beautiful Full brick 2 story home.

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,086 · $91/mo
• Expected delta: +$347/yr (+$29/mo · 46.8%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $21,465
• − Mortgage interest: −$14,844
• − Property taxes: −$740
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − HOA: −$180
• − Depreciation: −$7,709
• Taxable loss: −$6,767
• Est. tax savings @ 24.0%: +$1,624
• After-tax cash flow: $-339/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

+141.1% since first listed

8 events — show timeline

• 2026-05-31 Pending — VMLS
• 2026-05-21 Price Changed $265,000 VMLS
• 2026-05-08 Listed $280,000 VMLS
• 2018-05-14 Sold (Public Records) $127,500 Public Records
• 2018-05-08 Sold (MLS) $127,500 VMLS
• 2018-03-08 Listed $125,000 VMLS
• 2013-05-31 Sold (MLS) $109,900 VMLS
• 2013-05-02 Listed $109,900 VMLS

Property tax history

+6.4%/yr

Latest (2024): $740 · +4.6% YoY. Source: county tax records.