100 County Road 646 · Cedar Bluff, AL 35959

$235,000

3 bd · 1.0 ba · 1,938 sqft · SingleFamily public records · 297 Days on market

Built 2004 0.52 ac lot $121/sqft · 44% below area Est $284k · 17% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.8/30.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to this newly remodeled cottage with 2 possibly 3 bedrooms and 2 full bathrooms. Perfect for a first time home buyer, cozy get away, or great investment property. Featuring new appliances, LVP flooring throughout, tongue and groove ceilings, hardwood features, granite kitchen counters, and dual flush toilets. Step out onto the enclosed sunroom and enjoy your morning coffee with a good book or a movie. Dining area fireplace with gas logs set against a beautiful wood backdrop. Kitchen appliances are to be delivered soon to make it move in ready and waiting for you.

Key facts

• Hardwood features
• New appliances
• Lvp flooring

Tags

• NEWLY REMODELED COTTAGE
• NEW APPLIANCES
• LVP FLOORING
• TONGUE AND GROOVE CEILINGS
• HARDWOOD FEATURES
• GRANITE KITCHEN COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-682 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (42.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (49.3% below list).
• Recommended offer: $119k (49.3% below list) — sets the bar for 1% rule.
• Cap rate 2.8% vs local median 0.9% in Cedar Bluff — 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 64/100 on livability (#152 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Cherokee County (rural): math 21% / reading 45% proficiency, ranked #58 of 129 in AL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 252 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Cherokee County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $160k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,186 (49.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.51% ✗
• Cap rate: 2.81%
• Cash-on-cash: -12.45%
• DSCR: 0.45
• GRM: 16.4

CMA / ARV

• ARV (median comp): $284,344
• List price: $235,000
• Delta: -17.35%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 County Road 648	0.26mi	3/2.5	1,652 (-15%)	17mo	$425,000	$257	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $84,539
• Equity at exit: $211,707

10-year hold

• IRR: 15.1%
• Equity multiple: 5.30×
• Total profit: $283,171
• Equity at exit: $456,553

Cash invested: $65,800 (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 35959

• Home prices YoY: 6.8%
• Active inventory: 252
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $1,192 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $-682

Break-even live

Break-even rent $2,056

Max offer price $136,248

Occupancy floor —

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-13
   historical Contingent 585-char remark

   Show marketing remark (585 chars)

   Welcome home to this newly remodeled cottage with 2 possibly 3 bedrooms and 2 full bathrooms. Perfect for a first time home buyer, cozy get away, or great investment property. Featuring new appliances, LVP flooring throughout, tongue and groove ceilings, hardwood features, granite kitchen counters, and dual flush toilets. Step out onto the enclosed sunroom and enjoy your morning coffee with a good book or a movie. Dining area fireplace with gas logs set against a beautiful wood backdrop. Kitchen appliances are to be delivered soon to make it move in ready and waiting for you.

2. 2025-11-10
   price $235,000 585-char remark

   Show marketing remark (585 chars)

   Welcome home to this newly remodeled cottage with 2 possibly 3 bedrooms and 2 full bathrooms. Perfect for a first time home buyer, cozy get away, or great investment property. Featuring new appliances, LVP flooring throughout, tongue and groove ceilings, hardwood features, granite kitchen counters, and dual flush toilets. Step out onto the enclosed sunroom and enjoy your morning coffee with a good book or a movie. Dining area fireplace with gas logs set against a beautiful wood backdrop. Kitchen appliances are to be delivered soon to make it move in ready and waiting for you.

3. 2025-08-04
   listed $239,900 Active 585-char remark

   Show marketing remark (585 chars)

   Welcome home to this newly remodeled cottage with 2 possibly 3 bedrooms and 2 full bathrooms. Perfect for a first time home buyer, cozy get away, or great investment property. Featuring new appliances, LVP flooring throughout, tongue and groove ceilings, hardwood features, granite kitchen counters, and dual flush toilets. Step out onto the enclosed sunroom and enjoy your morning coffee with a good book or a movie. Dining area fireplace with gas logs set against a beautiful wood backdrop. Kitchen appliances are to be delivered soon to make it move in ready and waiting for you.

4. 2025-07-29
   soldstatus $160,500
5. 2025-04-04
   soldstatus $150,000 Sold 144-char remark

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

6. 2025-03-24
   status Pending 144-char remark

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

7. 2025-03-08
   price $164,900 144-char remark

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

8. 2025-03-05
   price $169,900 144-char remark

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

9. 2025-02-28
   price $179,900 144-char remark

   Show marketing remark (144 chars)

   Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

10. 2025-02-04
    price $199,000 144-char remark

    Show marketing remark (144 chars)

    Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

11. 2025-01-28
    price $209,900 144-char remark

    Show marketing remark (144 chars)

    Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

12. 2025-01-22
    price $229,000 144-char remark

    Show marketing remark (144 chars)

    Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

13. 2025-01-10
    listed $249,000 Active 144-char remark

    Show marketing remark (144 chars)

    Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is.

14. 2021-08-19
    soldstatus $98,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $14,302
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,144
• − Management: −$1,144
• − Depreciation: −$6,836
• Taxable loss: −$12,686
• Est. tax savings @ 24.0%: +$3,045
• After-tax cash flow: $-5,145/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: Cherokee County
• NCES district ID: 0100630
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $37,824
• Composite: 27.43/100
• National rank: #6965
• State rank: #58 of 129 in AL

Livability — Cedar Bluff

• Score: 64/100
• State rank: #152
• US rank: #13868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,431

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 24,929 people
• By 2030: 24,177 · -3.0%
• By 2040: 22,411 · -10.1%
• By 2050: 20,595 · -17.4%
• By 2075: 17,025 · -31.7%
• By 2100: 13,700 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+75.5) · D 12.0% · R 87.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -51.2pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+72.8 2016: R+69.4 2012: R+55.0 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.20%
• Current HPI: 318.9
• 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

+138.6% since first listed

14 events — show timeline

• 2026-05-13 Contingent — VMLS
• 2025-11-10 Price Changed $235,000 VMLS
• 2025-08-04 Listed $239,900 VMLS
• 2025-07-29 Sold (Public Records) $160,500 Public Records
• 2025-04-04 Sold (MLS) $150,000 Greater Alabama MLS
• 2025-03-24 Pending — Greater Alabama MLS
• 2025-03-08 Price Changed $164,900 Greater Alabama MLS
• 2025-03-05 Price Changed $169,900 Greater Alabama MLS
• 2025-02-28 Price Changed $179,900 Greater Alabama MLS
• 2025-02-04 Price Changed $199,000 Greater Alabama MLS
• 2025-01-28 Price Changed $209,900 Greater Alabama MLS
• 2025-01-22 Price Changed $229,000 Greater Alabama MLS
• 2025-01-10 Listed $249,000 Greater Alabama MLS
• 2021-08-19 Sold (Public Records) $98,500 Public Records