7391 4th Ave · Altoona, AL 35952

$67,900

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 273 Days on market

Built 1902 1.00 ac lot $53/sqft · 44% below area

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

Key facts

• Updated electrical
• New rear addition
• Wraparound porch

Tags

• WRAPAROUND PORCH
• UPDATED PLUMBING
• UPDATED ELECTRICAL
• NEW REAR ADDITION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#236 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($469 loan paydown + $7k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $17k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $68k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1902 — 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. 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: 2.24% ✓
• Cap rate: 19.84%
• Cash-on-cash: 48.37%
• DSCR: 3.15
• GRM: 3.7

CMA / ARV

• ARV (median comp): $163,377
• List price: $67,900
• Delta: -58.44%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7345 7th Ave	0.21mi	3/2.0	1,276 (0%)	5mo	$219,000	$172	82
7130 7th Ave	0.32mi	2/2.0 (-1)	1,200 (-6%)	8mo	$60,000	$50	59
2549 Saint Clair St	0.18mi	2/1.0 (-1)	1,205 (-6%)	22mo	$24,900	$21	59
7392 7th Ave	0.18mi	3/2.0	1,170 (-8%)	19mo	$155,000	$132	58
7015 10th Ave	0.57mi	3/2.0	1,300 (+2%)	13mo	$150,000	$115	55
2770 Self St	0.64mi	3/1.0	1,132 (-11%)	7mo	$140,000	$124	46

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: 62.2%
• Equity multiple: 5.51×
• Total profit: $85,787
• Equity at exit: $61,170

10-year hold

• IRR: 55.7%
• Equity multiple: 12.27×
• Total profit: $214,256
• Equity at exit: $131,915

Cash invested: $19,012 (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 35952

• Home prices YoY: 6.0%
• Active inventory: 37
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $766

Break-even live

Break-even rent $552

Max offer price $67,900

Occupancy floor 45%

Sensitivity live

Price	-10% $805	-5% $785	+0% $766	+5% $747	+10% $728
Rent	-10% $646	-5% $706	+0% $766	+5% $826	+10% $887
Rate	-1.0pp $800	-0.5pp $784	base $766	+0.5pp $749	+1.0pp $731

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $67,900 Active 273 DOM
2. 2026-06-18
   days on market $67,900 Active 272 DOM
3. 2026-06-17
   days on market $67,900 Active 271 DOM
4. 2026-06-16
   days on market $67,900 Active 270 DOM
5. 2026-06-15
   days on market $67,900 Active 269 DOM
6. 2026-06-14
   days on market $67,900 Active 267 DOM
7. 2026-06-13
   pricedays on market $67,900 Active 266 DOM
8. 2026-06-10
   days on market $68,900 Active 264 DOM
9. 2026-06-09
   days on market $68,900 Active 263 DOM
10. 2026-06-08
    days on market $68,900 Active 262 DOM
11. 2026-06-07
    days on market $68,900 Active 261 DOM
12. 2026-06-05
    days on market $68,900 Active 258 DOM
13. 2026-06-03
    days on market $68,900 Active 257 DOM
14. 2026-05-31
    days on market $68,900 Active 256 DOM
15. 2026-05-30
    days on market $68,900 Active 255 DOM
16. 2026-05-08
    price $68,900 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

17. 2026-03-17
    status Active 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

18. 2026-03-13
    historical 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

19. 2026-02-18
    price $69,400 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

20. 2025-12-19
    price $69,900 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

21. 2025-12-17
    price $72,500 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

22. 2025-11-26
    price $75,000 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

23. 2025-10-05
    price $79,900 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

24. 2025-09-12
    listed $85,000 Active 1011-char remark

    Show marketing remark (1011 chars)

    Step into timeless charm with this classic farmhouse full of character and recent system updates. A spacious wraparound porch—accented by beautifully preserved original corbels—welcomes you and sets the tone for the warmth and history found throughout the home. Inside, you’ll find original hardwood floors, soaring 12-foot ceilings, and vintage architectural accents that enhances the home’s inviting feel. Recent improvements offer peace of mind, including updated electrical and plumbing, a newly functional bathroom, a dedicated laundry space, and a new water heater. The exterior is designed for easy upkeep with durable vinyl siding and a newer metal roof, blending classic style with modern practicality. While the HVAC system may require some repair, the seller believes it can be restored to working condition with relative ease. This property offers a rare opportunity to own a piece of farmhouse charm with key updates already in place—ready for you to make it your own.

25. 2020-08-24
    soldstatus $45,000 Sold 163-char remark

    Show marketing remark (163 chars)

    Altoona, 2BR/1B home on . 95 acre. Central heat and air, new line from house to sewer. Very roomy home, needs some TLC. Home being sold as-is. No warranties apply.

26. 2020-05-01
    status Pending 163-char remark

    Show marketing remark (163 chars)

    Altoona, 2BR/1B home on . 95 acre. Central heat and air, new line from house to sewer. Very roomy home, needs some TLC. Home being sold as-is. No warranties apply.

27. 2020-04-29
    listed $49,000 Active 163-char remark

    Show marketing remark (163 chars)

    Altoona, 2BR/1B home on . 95 acre. Central heat and air, new line from house to sewer. Very roomy home, needs some TLC. Home being sold as-is. No warranties apply.

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $624 · $52/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,268
• − Mortgage interest: −$3,803
• − Property taxes: −$624
• − Insurance: −$340
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$1,975
• Taxable income: $8,603
• Est. tax owed @ 24.0%: −$2,065
• After-tax cash flow: $7,131/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Altoona

• Score: 61/100
• State rank: #236
• US rank: #17385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, AL
• Population (ZIP): 8,901

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.05%
• Current HPI: 249.8629
• 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

+40.6% since first listed

12 events — show timeline

• 2026-05-08 Price Changed $68,900 Greater Alabama MLS
• 2026-03-17 Relisted — Greater Alabama MLS
• 2026-03-13 Delisted — Greater Alabama MLS
• 2026-02-18 Price Changed $69,400 Greater Alabama MLS
• 2025-12-19 Price Changed $69,900 Greater Alabama MLS
• 2025-12-17 Price Changed $72,500 Greater Alabama MLS
• 2025-11-26 Price Changed $75,000 Greater Alabama MLS
• 2025-10-05 Price Changed $79,900 Greater Alabama MLS
• 2025-09-12 Listed $85,000 Greater Alabama MLS
• 2020-08-24 Sold (MLS) $45,000 Greater Alabama MLS
• 2020-05-01 Pending — Greater Alabama MLS
• 2020-04-29 Listed $49,000 Greater Alabama MLS

Property tax history

+8.7%/yr

Latest (2025): $624 · +0.0% YoY. Source: county tax records.