802 MAIN ST Co Rd 802 W · Hartselle, AL 35640

$58,000

2 bd · 1.0 ba · 1,796 sqft · SingleFamily public records · 15 Days on market

Built 1936 0.45 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful fully remodeled 2BD/1BA with optional bonus room can easily become walk-in closet/3rd bedroom. NEW NEW NEW! roof, gutters, French drains, mini split air units, windows with a transferable lifetime warranty, insulation, sheet rock, trim, sub floor, water resistance laminate flooring, doors, soft closed cabinets, plugs, switches, LG appliances, PEX plumbing, paint, wood blinds, light fixtures (recessed in den and kitchen) So much more!! Huge fended back yard. Back patio for entertaining and also remodeled 10x20 storage building and a playhouse that can be used for additional storage. You won't find a home that's been gone through like this one has. SCHEDULE YOUR SHOWING TODAY!!

Key facts

• Generous yard
• Prime location
• Outdoor gatherings

Tags

• GENEROUS YARD
• PRIME LOCATION
• OUTDOOR GATHERINGS

Property features AI

Exterior

• Parking: Attached carport (1 carport space)
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Above-grade finished area about 1,796
• Exterior features: 60 x 331 lot; Approximately 0.45 acre lot; Zoned R1

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 4.0% in Hartselle — 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 72/100 on livability (#32 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hartselle City (other): math 41% / reading 64% proficiency, ranked #10 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hartselle High School (math 44% / reading 48%, grade D-, #18 of 305 statewide, top 6%, 1,031 students, 34% FRL).
• Market conditions: 193 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Morgan County population projected at -11% 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,130 (1.5% below list)

Questions for the listing agent

1. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.54% ✓
• Cap rate: 21.18%
• Cash-on-cash: 53.16%
• DSCR: 3.37
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $269,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Bellemeade St	0.54mi	3/2.0 (+1)	1,730 (-4%)	3mo	$260,000	$150	57
1207 Hunter Ln	0.71mi	3/2.0 (+1)	1,765 (-2%)	1mo	$298,000	$169	54
301 Woodland St NW	0.59mi	3/2.0 (+1)	1,735 (-3%)	6mo	$173,800	$100	53
300 Longhorn Pass NW	0.65mi	3/1.5 (+1)	1,699 (-5%)	3mo	$156,200	$92	51
814 Frost St	0.41mi	3/2.0 (+1)	2,000 (+11%)	7mo	$279,000	$140	47
708 Apache St NW	0.75mi	3/2.0 (+1)	1,789 (-0%)	11mo	$249,900	$140	46
805 Vaughn Bridge Rd	0.54mi	3/2.0 (+1)	1,661 (-8%)	10mo	$259,993	$157	45
724 Frost St SW	0.41mi	3/2.0 (+1)	1,593 (-11%)	10mo	$260,000	$163	45
302 Twin Oaks Dr NW	0.41mi	3/2.0 (+1)	1,548 (-14%)	9mo	$279,000	$180	42
401 Longhorn Pass NW	0.64mi	3/2.5 (+1)	1,613 (-10%)	1mo	$235,000	$146	42
402 Woodall St SW	0.65mi	3/2.0 (+1)	1,600 (-11%)	5mo	$299,900	$187	39
204 Wheeler St NW	0.60mi	3/2.0 (+1)	1,537 (-14%)	2mo	$216,000	$141	38

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: 51.2%
• Equity multiple: 3.25×
• Total profit: $36,470
• Equity at exit: $8,648

10-year hold

• IRR: 56.6%
• Equity multiple: 6.60×
• Total profit: $90,956
• Equity at exit: $5,015

Cash invested: $16,240 (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 35640

• Home prices YoY: -13.6%
• Active inventory: 193
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$116 /mo · $1,389/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $719

Break-even live

Break-even rent $562

Max offer price $58,000

Occupancy floor 46%

Sensitivity live

Price	-10% $752	-5% $736	+0% $719	+5% $703	+10% $687
Rent	-10% $603	-5% $661	+0% $719	+5% $778	+10% $836
Rate	-1.0pp $749	-0.5pp $734	base $719	+0.5pp $704	+1.0pp $689

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	15d	1	0.15mi
726 Larkwood Cir SW Hartselle, AL	3.0	2.0	1257	$1,400	$1.11	45d	1	0.54mi
506 Hickory St SE Unit B Hartselle, AL	3.0	2.0	1462	$1,400	$0.96	24d	1	1.09mi

Listing history 12 events

1. 2026-06-17
   status $58,000 Pending 15 DOM
2. 2026-06-16
   days on market $58,000 Active 15 DOM
3. 2026-06-15
   days on market $58,000 Active 14 DOM
4. 2026-06-14
   days on market $58,000 Active 12 DOM
5. 2026-06-12
   days on market $58,000 Active 11 DOM
6. 2026-06-09
   days on market $58,000 Active 8 DOM
7. 2026-06-08
   days on market $58,000 Active 7 DOM
8. 2026-06-07
   days on market $58,000 Active 6 DOM
9. 2026-06-07
   days on market $58,000 Active 5 DOM
10. 2026-06-04
    days on market $58,000 Active 2 DOM
11. 2026-06-02
    remarks 469-char remark
12. 2026-06-02
    listed $58,000 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: $1,389 · $116/mo
• Projected year-2 tax: $1,389 · $116/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $17,673
• − Mortgage interest: −$3,249
• − Property taxes: −$1,389
• − Insurance: −$290
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$1,687
• Taxable income: $8,230
• Est. tax owed @ 24.0%: −$1,975
• After-tax cash flow: $6,658/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: Hartselle City
• NCES district ID: 0101730
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,169
• Composite: 44.88/100
• National rank: #2717
• State rank: #10 of 129 in AL

Livability — Hartselle

• Score: 72/100
• State rank: #32
• US rank: #6515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartselle, AL
• City population: 26,976
• Population (ZIP): 26,976

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.12%
• Current HPI: 242.5778
• 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

-67.8% since first listed

10 events — show timeline

• 2026-06-01 Listed $58,000 SAARMLS
• 2022-01-13 Sold (Public Records) $177,000 Public Records
• 2022-01-12 Sold (MLS) $177,000 VMLS
• 2021-12-16 Pending — VMLS
• 2021-11-19 Relisted — VMLS
• 2021-11-08 Pending — VMLS
• 2021-10-27 Relisted — VMLS
• 2021-09-24 Pending — VMLS
• 2021-09-17 Price Changed $175,000 VMLS
• 2021-08-15 Listed $180,000 VMLS

Property tax history

+13.8%/yr

Latest (2025): $1,389 · +0.0% YoY. Source: county tax records.