1303 Dover Ave · Sheffield, AL 35660

$159,000

3 bd · 1.0 ba · 1,820 sqft · SingleFamily public records · 131 Days on market

Built 1950 10,019 sqft lot $87/sqft · 12% above area Est $107k · 49% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +4.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious three-bedroom 1 bath home close to city schools in Sheffield. Hardwood floors throughout the home. Large, floored attic space that could possibly be made into extra square footage if needed. Enjoy a studio/bonus room that is also heated and cooled that could be used as extra bedrooms/hobby room/man cave/or a game room. Fenced in backyard for those fur babies and peace of mind.

Key facts

• Fenced in backyard
• Floored attic space
• Studio bonus room

Tags

• HARDWOOD FLOORS
• FLOORED ATTIC SPACE
• STUDIO BONUS ROOM
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (4.2% below list).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.1% in Sheffield — 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 60/100 on livability (#312 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Sheffield City (suburban): math 12% / reading 34% proficiency, ranked #103 of 129 in AL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wa Threadgill Primary School (304 students, 70% FRL); Sheffield Junior High School (math 2% / reading 32%, grade F, #200 of 257 statewide, top 78%, 186 students, 84% FRL); Sheffield High School (math 15% / reading 15%, grade F, #212 of 305 statewide, top 70%, 278 students, 66% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 117 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y 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 $2k; list at $159k implies a 10500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $106,676
• List price: $159,000
• Delta: 49.05%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1107 Nashville Ave	0.30mi	2/1.5 (-1)	1,737 (-5%)	10mo	$135,900	$78	63
1912 31st St E	0.22mi	3/2.0	1,658 (-9%)	12mo	$145,000	$87	61
507 Dover Ave	0.54mi	4/2.5 (+1)	1,800 (-1%)	1mo	$169,999	$94	61
909 Atlanta Ave	0.29mi	4/2.0 (+1)	1,900 (+4%)	11mo	$189,900	$100	61
410 N Atlanta Ave	0.60mi	3/2.0	1,843 (+1%)	8mo	$97,000	$53	59
3003 E 14th Ave	0.57mi	4/2.0 (+1)	1,845 (+1%)	6mo	$179,900	$98	57
1203 N Nashville Ave	0.29mi	3/2.0	1,562 (-14%)	5mo	$135,900	$87	55
815 Alabama Ct	0.74mi	3/2.0	1,809 (-1%)	12mo	$214,900	$119	50
704 Annapolis Ave	0.41mi	3/3.0	2,040 (+12%)	3mo	$198,000	$97	50
1513 E 34th St	0.60mi	3/2.0	1,685 (-7%)	13mo	$160,000	$95	45
606 N Nashville Ave	0.53mi	3/2.0	1,563 (-14%)	6mo	$158,000	$101	42
805 Alabama Ave	0.65mi	2/1.0 (-1)	1,597 (-12%)	5mo	$113,990	$71	40

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.2%
• Equity multiple: 0.77×
• Total profit: $-10,252
• Equity at exit: $23,707

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $10,873
• Equity at exit: $13,747

Cash invested: $44,520 (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 35660

• Home prices YoY: -29.5%
• Active inventory: 117
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,523 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$59 /mo · $704/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $245

Break-even live

Break-even rent $1,214

Max offer price $159,000

Occupancy floor 79%

Sensitivity live

Price	-10% $335	-5% $290	+0% $245	+5% $200	+10% $155
Rent	-10% $124	-5% $184	+0% $245	+5% $305	+10% $365
Rate	-1.0pp $325	-0.5pp $285	base $245	+0.5pp $203	+1.0pp $161

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 E 21st Ave Sheffield, AL	4.0	2.0	1890	$1,595	$0.84	45d	1	0.27mi
100 Brink Ct Sheffield, AL	2.0	2.0	1100	$899	$0.82	45d	5	1.47mi

Listing history 29 events

1. 2026-06-21
   status $159,000 Pending 131 DOM
2. 2026-06-19
   days on market $159,000 Active 131 DOM
3. 2026-06-18
   days on market $159,000 Active 130 DOM
4. 2026-06-17
   days on market $159,000 Active 129 DOM
5. 2026-06-16
   days on market $159,000 Active 128 DOM
6. 2026-06-15
   days on market $159,000 Active 127 DOM
7. 2026-06-14
   days on market $159,000 Active 125 DOM
8. 2026-06-13
   days on market $159,000 Active 124 DOM
9. 2026-06-10
   days on market $159,000 Active 122 DOM
10. 2026-06-09
    days on market $159,000 Active 121 DOM
11. 2026-06-08
    days on market $159,000 Active 120 DOM
12. 2026-06-07
    days on market $159,000 Active 119 DOM
13. 2026-06-05
    days on market $159,000 Active 116 DOM
14. 2026-06-02
    days on market $159,000 Active 114 DOM
15. 2026-06-01
    days on market $159,000 Active 113 DOM
16. 2026-05-31
    days on market $159,000 Active 112 DOM
17. 2026-05-30
    days on market $159,000 Active 111 DOM
18. 2026-05-15
    status Active 388-char remark

    Show marketing remark (388 chars)

    Spacious three-bedroom 1 bath home close to city schools in Sheffield. Hardwood floors throughout the home. Large, floored attic space that could possibly be made into extra square footage if needed. Enjoy a studio/bonus room that is also heated and cooled that could be used as extra bedrooms/hobby room/man cave/or a game room. Fenced in backyard for those fur babies and peace of mind.

19. 2026-03-26
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Spacious three-bedroom 1 bath home close to city schools in Sheffield. Hardwood floors throughout the home. Large, floored attic space that could possibly be made into extra square footage if needed. Enjoy a studio/bonus room that is also heated and cooled that could be used as extra bedrooms/hobby room/man cave/or a game room. Fenced in backyard for those fur babies and peace of mind.

20. 2026-02-16
    status Active 388-char remark

    Show marketing remark (388 chars)

    Spacious three-bedroom 1 bath home close to city schools in Sheffield. Hardwood floors throughout the home. Large, floored attic space that could possibly be made into extra square footage if needed. Enjoy a studio/bonus room that is also heated and cooled that could be used as extra bedrooms/hobby room/man cave/or a game room. Fenced in backyard for those fur babies and peace of mind.

21. 2026-01-19
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Spacious three-bedroom 1 bath home close to city schools in Sheffield. Hardwood floors throughout the home. Large, floored attic space that could possibly be made into extra square footage if needed. Enjoy a studio/bonus room that is also heated and cooled that could be used as extra bedrooms/hobby room/man cave/or a game room. Fenced in backyard for those fur babies and peace of mind.

22. 2025-11-22
    listed $159,000 Active 388-char remark

    Show marketing remark (388 chars)

    Spacious three-bedroom 1 bath home close to city schools in Sheffield. Hardwood floors throughout the home. Large, floored attic space that could possibly be made into extra square footage if needed. Enjoy a studio/bonus room that is also heated and cooled that could be used as extra bedrooms/hobby room/man cave/or a game room. Fenced in backyard for those fur babies and peace of mind.

23. 2024-04-18
    price $175,900
24. 2024-03-13
    listed $179,900 Active
25. 2018-01-29
    soldstatus $1,500
26. 2018-01-26
    soldstatus $69,500
27. 2017-10-25
    listed $72,900
28. 2013-05-01
    listed $79,500
29. 2010-03-08
    listed $78,000

ⓘ 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: $704 · $59/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $18,277
• − Mortgage interest: −$8,906
• − Property taxes: −$704
• − Insurance: −$795
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$4,625
• Taxable income: $322
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $2,857/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: Sheffield City
• NCES district ID: 0103000
• Math proficiency: 12% ▼ -30.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $34,188
• Composite: 18.8/100
• National rank: #8866
• State rank: #103 of 129 in AL

Livability — Sheffield

• Score: 60/100
• State rank: #312
• US rank: #19366

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A+ Health & safety D- User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, AL
• City population: 9,385
• Population (ZIP): 9,385

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 26% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.23%
• Current HPI: 177.3226
• 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

+103.8% since first listed

12 events — show timeline

• 2026-05-15 Relisted — SAARMLS
• 2026-03-26 Pending — SAARMLS
• 2026-02-16 Relisted — SAARMLS
• 2026-01-19 Pending — SAARMLS
• 2025-11-22 Listed $159,000 SAARMLS
• 2024-04-18 Price Changed $175,900 SAARMLS
• 2024-03-13 Listed $179,900 SAARMLS
• 2018-01-29 Sold (Public Records) $1,500 Public Records
• 2018-01-26 Sold (MLS) $69,500 SAARMLS
• 2017-10-25 Listed $72,900 SAARMLS
• 2013-05-01 Listed $79,500 SAARMLS
• 2010-03-08 Listed $78,000 SAARMLS

Property tax history

+5.0%/yr

Latest (2025): $704 · +7.4% YoY. Source: county tax records.