202 Dogwood Dr · Attalla, AL 35954

$82,000

3 bd · 2.0 ba · 1,737 sqft · SingleFamily public records · 91 Days on market

Built 1947 0.29 ac lot $47/sqft · 34% below area Est $123k · 33% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath home with a bonus room offers a ton of potential for a buyer or investor! This home has room to stretch out, and room to grow! It features a comfortable living room, a separate dining area, and a bonus room that could be a great bonus room, office, playroom or entertaining. The one car garage adds extra convenience to the home. This home has a ton of potential and is ready for your personal touch.

Key facts

• 0.29 acre lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $75k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 4.2% in Attalla — 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 (#305 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Attalla City (suburban): math 9% / reading 39% proficiency, ranked #98 of 129 in AL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $28k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,620 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — 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 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?
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. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.22%
• DSCR: 1.81
• GRM: 6.4

CMA / ARV

• ARV (median comp): $123,166
• List price: $82,000
• Delta: -33.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Highland Ave	0.06mi	4/2.0 (+1)	1,552 (-11%)	7mo	$151,725	$98	69
307 NW 5th St	0.34mi	4/1.5 (+1)	1,800 (+4%)	20mo	$26,500	$15	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: 9.8%
• Equity multiple: 1.39×
• Total profit: $8,890
• Equity at exit: $12,226

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $36,220
• Equity at exit: $7,090

Cash invested: $22,960 (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 35954

• Home prices YoY: -7.8%
• Active inventory: 66
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$30 /mo · $361/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $349

Break-even live

Break-even rent $626

Max offer price $82,000

Occupancy floor 62%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $82,000 Active 91 DOM
2. 2026-06-18
   days on market $82,000 Active 90 DOM
3. 2026-06-17
   days on market $82,000 Active 89 DOM
4. 2026-06-16
   days on market $82,000 Active 88 DOM
5. 2026-06-15
   days on market $82,000 Active 87 DOM
6. 2026-06-14
   days on market $82,000 Active 85 DOM
7. 2026-06-12
   days on market $82,000 Active 84 DOM
8. 2026-06-09
   pricedays on market $82,000 Active 81 DOM
9. 2026-06-08
   days on market $89,900 Active 80 DOM
10. 2026-06-07
    days on market $89,900 Active 79 DOM
11. 2026-06-05
    days on market $89,900 Active 77 DOM
12. 2026-06-04
    days on market $89,900 Active 75 DOM
13. 2026-06-02
    days on market $89,900 Active 74 DOM
14. 2026-06-01
    days on market $89,900 Active 73 DOM
15. 2026-05-31
    days on market $89,900 Active 72 DOM
16. 2026-05-31
    days on market $89,900 Active 71 DOM
17. 2026-04-09
    price $89,900 425-char remark

    Show marketing remark (425 chars)

    This 3 bedroom 2 bath home with a bonus room offers a ton of potential for a buyer or investor! This home has room to stretch out, and room to grow! It features a comfortable living room, a separate dining area, and a bonus room that could be a great bonus room, office, playroom or entertaining. The one car garage adds extra convenience to the home. This home has a ton of potential and is ready for your personal touch.

18. 2026-03-26
    price $99,900 425-char remark

    Show marketing remark (425 chars)

    This 3 bedroom 2 bath home with a bonus room offers a ton of potential for a buyer or investor! This home has room to stretch out, and room to grow! It features a comfortable living room, a separate dining area, and a bonus room that could be a great bonus room, office, playroom or entertaining. The one car garage adds extra convenience to the home. This home has a ton of potential and is ready for your personal touch.

19. 2026-03-20
    listed $109,900 Active 425-char remark

    Show marketing remark (425 chars)

    This 3 bedroom 2 bath home with a bonus room offers a ton of potential for a buyer or investor! This home has room to stretch out, and room to grow! It features a comfortable living room, a separate dining area, and a bonus room that could be a great bonus room, office, playroom or entertaining. The one car garage adds extra convenience to the home. This home has a ton of potential and is ready for your personal touch.

20. 2025-06-20
    soldstatus $60,000 Sold 423-char remark

    Show marketing remark (423 chars)

    3-Bedroom, 2- Bath Home with Bonus Room & Tons of Potential! This 3-bedroom, 2-bath home has everything you need to get started—plus room to grow! It features a comfortable living room, a separate dining area, and a bonus room that could be a great office, playroom, or extra living space. The one-car garage adds convenience. Full of potential and ready for your personal touch. Great chance to make it your own!

21. 2025-06-09
    status Pending 423-char remark

    Show marketing remark (423 chars)

    3-Bedroom, 2- Bath Home with Bonus Room & Tons of Potential! This 3-bedroom, 2-bath home has everything you need to get started—plus room to grow! It features a comfortable living room, a separate dining area, and a bonus room that could be a great office, playroom, or extra living space. The one-car garage adds convenience. Full of potential and ready for your personal touch. Great chance to make it your own!

22. 2025-05-23
    listed $79,000 Active 423-char remark

    Show marketing remark (423 chars)

    3-Bedroom, 2- Bath Home with Bonus Room & Tons of Potential! This 3-bedroom, 2-bath home has everything you need to get started—plus room to grow! It features a comfortable living room, a separate dining area, and a bonus room that could be a great office, playroom, or extra living space. The one-car garage adds convenience. Full of potential and ready for your personal touch. Great chance to make it your own!

ⓘ 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: $361 · $30/mo
• Projected year-2 tax: $361 · $30/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,804
• − Mortgage interest: −$4,593
• − Property taxes: −$361
• − Insurance: −$410
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,385
• Taxable income: $3,006
• Est. tax owed @ 24.0%: −$721
• After-tax cash flow: $3,463/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: Attalla City
• NCES district ID: 0100180
• Math proficiency: 9% ▼ -31.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $35,739
• Composite: 19.74/100
• National rank: #8711
• State rank: #98 of 129 in AL

Livability — Attalla

• Score: 60/100
• State rank: #305
• US rank: #19263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attalla, AL
• Population (ZIP): 12,170

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 (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

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: ▼ -21.42%
• Current HPI: 253.7203
• 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

+13.8% since first listed

6 events — show timeline

• 2026-04-09 Price Changed $89,900 VMLS
• 2026-03-26 Price Changed $99,900 VMLS
• 2026-03-20 Listed $109,900 VMLS
• 2025-06-20 Sold (MLS) $60,000 VMLS
• 2025-06-09 Pending — VMLS
• 2025-05-23 Listed $79,000 VMLS

Property tax history

+4.7%/yr

Latest (2025): $361 · +76.4% YoY. Source: county tax records.