80 Mcdonald Ln · Guntersville, AL 35976

$199,900

3 bd · 1.0 ba · 1,542 sqft · SingleFamily public records · 14 Days on market

Built 1981 0.37 ac lot Est $267k · 25% under

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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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice full brick Ranch in great location close to Guntersville Lake. New paint & carpet. House was originally a 3 bedroom and could be easily converted back to a 3 bedroom. Formal Living Room, large eat-in Kitchen/Breakfast, great Family Room with wood ceiling. Laundry room has plenty of storage space. Large, fenced level yard. See attachment for PAS requirements and WFHM offer submittal information in the MLS document section.

Key facts

• Fenced back yard
• Conveniently located
• Level back yard

Tags

• FENCED BACK YARD
• LEVEL BACK YARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Directions: Hwy 431 North, turn left on McDonald; house on the right.
• HOA & community: No homeowners association; Subdivision: Mcdonald

Exterior

• Parking: Concrete driveway
• Utilities: Septic tank sewer; Electric service
• Home design: Single-family residence; Built in 1981; Brick construction
• Construction: Slab foundation
• Exterior features: Lot size about 0.37 acres (110 x 150); Public water

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $82 ($978/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 $163k (18.2% below list).
• Recommended offer: $163k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.1% in Guntersville — 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 59/100 on livability (#323 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, amenities F.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kate D Smith Dar Elementary School (math 27% / reading 52%, grade F, #243 of 627 statewide, top 41%, 585 students, 43% FRL); Kate Duncan Smith Dar Middle (math 13% / reading 54%, grade F, #99 of 257 statewide, top 39%, 364 students, 42% FRL); Kate D Smith Dar High School (math 32% / reading 52%, grade F, #28 of 305 statewide, top 10%, 394 students, 34% FRL) — zoned schools average 39% FRL vs 63% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 38% at this address vs 26% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Marshall County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 467 active listings in the ZIP; 163 units permitted in Marshall 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $65k; list at $200k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,494 (18.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $266,766
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Mcdonald Ln	0.15mi	4/2.0 (+1)	1,647 (+7%)	9mo	$200,000	$121	65
357 Tara Rd	0.39mi	3/2.0	1,463 (-5%)	7mo	$265,900	$182	64
9 Obrian Cir	0.18mi	3/2.0	1,672 (+8%)	23mo	$289,900	$173	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.6%
• Equity multiple: 0.51×
• Total profit: $-27,281
• Equity at exit: $29,806

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-17,399
• Equity at exit: $17,284

Cash invested: $55,972 (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 35976

• Home prices YoY: -25.1%
• Active inventory: 467
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,635 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $82

Break-even live

Break-even rent $1,532

Max offer price $199,900

Occupancy floor 90%

Sensitivity live

Price	-10% $195	-5% $138	+0% $82	+5% $25	+10% $-32
Rent	-10% $-48	-5% $17	+0% $82	+5% $146	+10% $211
Rate	-1.0pp $182	-0.5pp $132	base $82	+0.5pp $30	+1.0pp $-23

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $199,900 Active 14 DOM
2. 2026-06-17
   days on market $199,900 Active 13 DOM
3. 2026-06-16
   days on market $199,900 Active 12 DOM
4. 2026-06-15
   days on market $199,900 Active 11 DOM
5. 2026-06-14
   days on market $199,900 Active 9 DOM
6. 2026-06-13
   days on market $199,900 Active 8 DOM
7. 2026-06-10
   days on market $199,900 Active 6 DOM
8. 2026-06-09
   days on market $199,900 Active 5 DOM
9. 2026-06-08
   days on market $199,900 Active 4 DOM
10. 2026-06-07
    days on market $199,900 Active 3 DOM
11. 2026-06-05
    remarks 227-char remark
12. 2026-06-05
    listed $199,900 Active 1 DOM

ⓘ 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: $942 · $78/mo
• Projected year-2 tax: $942 · $78/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥106°F today · 22 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $19,619
• − Mortgage interest: −$11,198
• − Property taxes: −$942
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,570
• − Management: −$1,570
• − Depreciation: −$5,815
• Taxable loss: −$2,474
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $1,572/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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 of 129 in AL

Livability — Guntersville

• Score: 59/100
• State rank: #323
• US rank: #19857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 16,604
• Population (ZIP): 16,604

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.75%
• Current HPI: 223.0157
• 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

+308.0% since first listed

4 events — show timeline

• 2026-06-04 Listed $199,900 VMLS
• 2018-07-13 Sold (Public Records) $65,000 Public Records
• 2015-07-07 Sold (MLS) $40,000 VMLS
• 2015-04-24 Listed $49,000 VMLS

Property tax history

+6.3%/yr

Latest (2025): $942 · +7.0% YoY. Source: county tax records.