312 Kirby St · Scottsboro, AL 35768

$129,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 296 Days on market

Built 1948 0.25 ac lot $132/sqft · 28% above area Est $127k · at est. ↓ 16% since listing

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Why this score? — see what drove the C- 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 +20.4/30.0
• ARV discount +6.6/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

In the heart of town, this house has so much charm with its old hardwood floors, simple layout and wonderful fenced backyard. With a little bit of fresh paint and a few updates, this house will be the jewel that it should be. Come home and enjoy your wonderful backyard while relaxing on the back deck. Need to run an errand? No need to leave early. This location puts you minutes away from anything and everything that you need. Wether you want to downsize or only need two bedrooms, this house is will fit your needs. Spacious living room and dining room will accommodate your friends and family on those football Saturdays. Roll Tide!

Key facts

• Dining room
• Back deck
• Fenced backyard

Tags

• FENCED BACKYARD
• BACK DECK
• SPACIOUS LIVING ROOM
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.4% in Scottsboro — 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 74/100 on livability (#21 in AL, #4,752 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities D-, commute F.
• Scottsboro City (town): math 27% / reading 54% proficiency, ranked #27 of 129 in AL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scottsboro High School (math 27% / reading 32%, grade F, #70 of 305 statewide, top 27%, 739 students, 50% FRL).
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 46 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1948 — 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. 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: 1.04% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $127,270
• List price: $129,900
• Delta: 2.07%
• 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
306 Larkin St	0.08mi	2/1.0	1,000 (+2%)	6mo	$180,000	$180	88
525 Quincy St	0.74mi	2/1.0	988 (+0%)	6mo	$127,400	$129	60
409 Martin St	0.51mi	3/1.0 (+1)	1,005 (+2%)	14mo	$155,000	$154	56
408 Ponroy St	0.46mi	2/1.0	864 (-12%)	10mo	$115,000	$133	50
203 Lee St	0.39mi	2/1.0	903 (-8%)	23mo	$126,400	$140	49
515 Quincy St	0.74mi	3/2.5 (+1)	1,122 (+14%)	22mo	$167,900	$150	13

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-10,279
• Equity at exit: $19,369

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $4,975
• Equity at exit: $11,231

Cash invested: $36,372 (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 35768

• Home prices YoY: -16.1%
• Active inventory: 78
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $169

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 82%

Sensitivity live

Price	-10% $259	-5% $214	+0% $169	+5% $124	+10% $79
Rent	-10% $62	-5% $115	+0% $169	+5% $222	+10% $275
Rate	-1.0pp $234	-0.5pp $202	base $169	+0.5pp $135	+1.0pp $101

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Meadow St Unit B Scottsboro, AL	3.0	2.0	1100	$1,350	$1.23	15d	1	0.73mi

Listing history 23 events

1. 2026-06-21
   days on market $129,900 Active 296 DOM
2. 2026-06-19
   days on market $129,900 Active 294 DOM
3. 2026-06-18
   days on market $129,900 Active 293 DOM
4. 2026-06-17
   days on market $129,900 Active 292 DOM
5. 2026-06-16
   days on market $129,900 Active 291 DOM
6. 2026-06-15
   days on market $129,900 Active 290 DOM
7. 2026-06-14
   days on market $129,900 Active 288 DOM
8. 2026-06-12
   days on market $129,900 Active 287 DOM
9. 2026-06-09
   days on market $129,900 Active 284 DOM
10. 2026-06-08
    days on market $129,900 Active 283 DOM
11. 2026-06-07
    days on market $129,900 Active 282 DOM
12. 2026-06-07
    days on market $129,900 Active 281 DOM
13. 2026-06-04
    days on market $129,900 Active 278 DOM
14. 2026-06-02
    days on market $129,900 Active 277 DOM
15. 2026-06-01
    days on market $129,900 Active 276 DOM
16. 2026-05-31
    days on market $129,900 Active 275 DOM
17. 2026-05-31
    days on market $129,900 Active 274 DOM
18. 2026-05-04
    price $129,900 637-char remark

    Show marketing remark (637 chars)

    In the heart of town, this house has so much charm with its old hardwood floors, simple layout and wonderful fenced backyard. With a little bit of fresh paint and a few updates, this house will be the jewel that it should be. Come home and enjoy your wonderful backyard while relaxing on the back deck. Need to run an errand? No need to leave early. This location puts you minutes away from anything and everything that you need. Wether you want to downsize or only need two bedrooms, this house is will fit your needs. Spacious living room and dining room will accommodate your friends and family on those football Saturdays. Roll Tide!

19. 2026-03-09
    status Active 637-char remark

    Show marketing remark (637 chars)

    In the heart of town, this house has so much charm with its old hardwood floors, simple layout and wonderful fenced backyard. With a little bit of fresh paint and a few updates, this house will be the jewel that it should be. Come home and enjoy your wonderful backyard while relaxing on the back deck. Need to run an errand? No need to leave early. This location puts you minutes away from anything and everything that you need. Wether you want to downsize or only need two bedrooms, this house is will fit your needs. Spacious living room and dining room will accommodate your friends and family on those football Saturdays. Roll Tide!

20. 2026-02-24
    historical Contingent 637-char remark

    Show marketing remark (637 chars)

    In the heart of town, this house has so much charm with its old hardwood floors, simple layout and wonderful fenced backyard. With a little bit of fresh paint and a few updates, this house will be the jewel that it should be. Come home and enjoy your wonderful backyard while relaxing on the back deck. Need to run an errand? No need to leave early. This location puts you minutes away from anything and everything that you need. Wether you want to downsize or only need two bedrooms, this house is will fit your needs. Spacious living room and dining room will accommodate your friends and family on those football Saturdays. Roll Tide!

21. 2026-02-13
    price $135,000 637-char remark

    Show marketing remark (637 chars)

    In the heart of town, this house has so much charm with its old hardwood floors, simple layout and wonderful fenced backyard. With a little bit of fresh paint and a few updates, this house will be the jewel that it should be. Come home and enjoy your wonderful backyard while relaxing on the back deck. Need to run an errand? No need to leave early. This location puts you minutes away from anything and everything that you need. Wether you want to downsize or only need two bedrooms, this house is will fit your needs. Spacious living room and dining room will accommodate your friends and family on those football Saturdays. Roll Tide!

22. 2025-11-19
    price $148,000 637-char remark

    Show marketing remark (637 chars)

    In the heart of town, this house has so much charm with its old hardwood floors, simple layout and wonderful fenced backyard. With a little bit of fresh paint and a few updates, this house will be the jewel that it should be. Come home and enjoy your wonderful backyard while relaxing on the back deck. Need to run an errand? No need to leave early. This location puts you minutes away from anything and everything that you need. Wether you want to downsize or only need two bedrooms, this house is will fit your needs. Spacious living room and dining room will accommodate your friends and family on those football Saturdays. Roll Tide!

23. 2025-08-29
    listed $155,000 Active 637-char remark

    Show marketing remark (637 chars)

    In the heart of town, this house has so much charm with its old hardwood floors, simple layout and wonderful fenced backyard. With a little bit of fresh paint and a few updates, this house will be the jewel that it should be. Come home and enjoy your wonderful backyard while relaxing on the back deck. Need to run an errand? No need to leave early. This location puts you minutes away from anything and everything that you need. Wether you want to downsize or only need two bedrooms, this house is will fit your needs. Spacious living room and dining room will accommodate your friends and family on those football Saturdays. Roll Tide!

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$3,779
• Taxable loss: −$45
• Est. tax savings @ 24.0%: +$11
• After-tax cash flow: $2,036/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: Scottsboro City
• NCES district ID: 0102940
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $38,210
• Composite: 33.67/100
• National rank: #5388
• State rank: #27 of 129 in AL

Livability — Scottsboro

• Score: 74/100
• State rank: #21
• US rank: #4752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsboro, AL
• Population (ZIP): 12,394

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.15%
• Current HPI: 193.1223
• 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

-16.2% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $129,900 VMLS
• 2026-03-09 Relisted — VMLS
• 2026-02-24 Contingent — VMLS
• 2026-02-13 Price Changed $135,000 VMLS
• 2025-11-19 Price Changed $148,000 VMLS
• 2025-08-29 Listed $155,000 VMLS