18 Sherwood Dr · Scottsboro, AL 35769

$169,900

4 bd · 1.0 ba · 1,905 sqft · SingleFamily public records · 11 Days on market

Built 1986 0.85 ac lot

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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 +20.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4 Bedrooms, 1.3/4 BA, 2 Car Garage, Living-room, dining, kitchen, Downstairs Den. Rear Deck, with Art Studio/Cottage/Storage off deck. Corner of Clemons Road and Sherwood Drive.

Key facts

• Art studio
• Rear deck
• 0.85 acre lot

Tags

• REAR DECK
• ART STUDIO

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Pine Hill

Exterior

• Parking: Two-car garage
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1986; Living area approximately 1,700 square feet; Split-level/multi-level
• Construction: Stucco exterior; Slab foundation
• Exterior features: Public water; Lot roughly 132 x 281

Interior

• Bedrooms: Total rooms: 8
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Multi/split level layout; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/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 $158k (7.0% below list).
• Recommended offer: $158k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.3% in Scottsboro — 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 74/100 on livability (#21 in AL, #4,752 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities D-, commute F.
• Scottsboro City (town): math 27% / reading 54% proficiency, ranked #27 of 129 in AL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scottsboro Junior High School (math 22% / reading 60%, grade F, #54 of 257 statewide, top 21%, 379 students, 56% FRL); Scottsboro High School (math 27% / reading 32%, grade F, #70 of 305 statewide, top 27%, 739 students, 50% FRL).
• Market conditions: 174 active listings in the ZIP; 46 units permitted in Jackson 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 $5k of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $158,007 (7.0% 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. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.92%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-12,670
• Equity at exit: $25,333

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $7,896
• Equity at exit: $14,690

Cash invested: $47,572 (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 35769

• Home prices YoY: -28.3%
• Active inventory: 174
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $235

Break-even live

Break-even rent $1,283

Max offer price $169,900

Occupancy floor 80%

Sensitivity live

Price	-10% $331	-5% $283	+0% $235	+5% $186	+10% $138
Rent	-10% $110	-5% $172	+0% $235	+5% $297	+10% $359
Rate	-1.0pp $320	-0.5pp $278	base $235	+0.5pp $190	+1.0pp $146

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $169,900 Active 11 DOM
2. 2026-06-19
   days on market $169,900 Active 9 DOM
3. 2026-06-18
   days on market $169,900 Active 8 DOM
4. 2026-06-17
   days on market $169,900 Active 7 DOM
5. 2026-06-16
   days on market $169,900 Active 6 DOM
6. 2026-06-15
   days on market $169,900 Active 5 DOM
7. 2026-06-14
   days on market $169,900 Active 3 DOM
8. 2026-06-12
   remarks 177-char remark
9. 2026-06-12
   listed $169,900 Active 2 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: $624 · $52/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$73/yr (+$6/mo · 11.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,961
• − Mortgage interest: −$9,517
• − Property taxes: −$624
• − Insurance: −$850
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,943
• Taxable loss: −$6
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,815/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: Scottsboro City
• NCES district ID: 0102940
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $38,210
• Composite: 33.67/100
• National rank: #5388
• State rank: #27 of 129 in AL

Livability — Scottsboro

• Score: 74/100
• State rank: #21
• US rank: #4752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsboro, AL
• Population (ZIP): 9,571

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.16%
• Current HPI: 202.7299
• 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

1 event — show timeline

• 2026-06-10 Listed $169,900 VMLS

Property tax history

+2.8%/yr

Latest (2025): $624 · +7.2% YoY. Source: county tax records.