328 Waverly Hills Rd · Grant, AL 35747

$199,900

4 bd · 2.0 ba · 1,423 sqft · SingleFamily public records · 62 Days on market

Built 2000 0.60 ac lot $140/sqft · 32% below area Est $277k · 28% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• 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

Charming 4 bedroom, 2 full bath home offering incredible value on a beautiful 0.60 acre lot with a flat, fully usable yard perfect for everyday living, entertaining, or future possibilities. The spacious living room flows effortlessly into a kitchen with abundant storage and a layout that truly works. Step outside to a back deck made for relaxing evenings and gatherings. A one car attached garage adds convenience. Located in the DAR school district with easy access to boat ramps, Guntersville, Huntsville, and Scottsboro, this is a rare opportunity to enjoy space, location, and lifestyle all in one.

Key facts

• Flat usable yard
• Dar school district
• Attached garage

Tags

• 0.60 ACRE LOT
• FLAT USABLE YARD
• BACK DECK
• ATTACHED GARAGE
• DAR SCHOOL DISTRICT
• EASY ACCESS TO BOAT RAMPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $166k (16.9% below list).
• Recommended offer: $166k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.6% in Grant — 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 61/100 on livability (#235 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute 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.
• Market conditions: 97 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

• It's been on market 62 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $131k; list at $200k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $166,154 (16.9% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.83% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $277,366
• List price: $199,900
• Delta: -27.93%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2675 Swearengin Rd	0.38mi	3/1.5 (-1)	1,394 (-2%)	0mo	$138,000	$99	72
101 Jones Dr	0.70mi	3/2.0 (-1)	1,452 (+2%)	0mo	$208,000	$143	58
157 Mini Farm Rd NE	0.59mi	3/2.0 (-1)	1,484 (+4%)	15mo	$349,900	$236	48
51 Martin Dr	0.57mi	3/2.0 (-1)	1,488 (+5%)	16mo	$275,000	$185	48
63 Martin Dr	0.57mi	3/2.0 (-1)	1,488 (+5%)	22mo	$289,000	$194	42

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-23,515
• Equity at exit: $29,806

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-9,335
• 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 35747

• Home prices YoY: -28.9%
• Active inventory: 97
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $141

Break-even live

Break-even rent $1,483

Max offer price $199,900

Occupancy floor 87%

Sensitivity live

Price	-10% $254	-5% $198	+0% $141	+5% $84	+10% $28
Rent	-10% $10	-5% $75	+0% $141	+5% $207	+10% $272
Rate	-1.0pp $242	-0.5pp $192	base $141	+0.5pp $89	+1.0pp $37

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 9 events

1. 2026-06-07
   statusdays on market $199,900 Pending 62 DOM
2. 2026-06-05
   days on market $199,900 Active 60 DOM
3. 2026-06-03
   days on market $199,900 Active 59 DOM
4. 2026-06-02
   days on market $199,900 Active 58 DOM
5. 2026-06-01
   days on market $199,900 Active 57 DOM
6. 2026-05-31
   days on market $199,900 Active 56 DOM
7. 2026-05-30
   days on market $199,900 Active 55 DOM
8. 2026-04-05
   listed $199,900 Active 605-char remark

   Show marketing remark (605 chars)

   Charming 4 bedroom, 2 full bath home offering incredible value on a beautiful 0.60 acre lot with a flat, fully usable yard perfect for everyday living, entertaining, or future possibilities. The spacious living room flows effortlessly into a kitchen with abundant storage and a layout that truly works. Step outside to a back deck made for relaxing evenings and gatherings. A one car attached garage adds convenience. Located in the DAR school district with easy access to boat ramps, Guntersville, Huntsville, and Scottsboro, this is a rare opportunity to enjoy space, location, and lifestyle all in one.

9. 2021-08-26
   soldstatus $131,000

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$339/yr (+$28/mo · 70.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,938
• − Mortgage interest: −$11,198
• − Property taxes: −$480
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,815
• Taxable loss: −$1,744
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $2,111/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 — Grant

• Score: 61/100
• State rank: #235
• US rank: #17358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,546

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 (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 1% Romanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -91.60%
• Current HPI: 225.7152
• 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

+52.6% since first listed

2 events — show timeline

• 2026-04-05 Listed $199,900 VMLS
• 2021-08-26 Sold (Public Records) $131,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $480 · +7.7% YoY. Source: county tax records.