32781 Us Hwy 231 · Ashville, AL 35953

$108,000

3 bd · 1.0 ba · 2,182 sqft · SingleFamily public records · 9 Days on market

Built 1990 1.50 ac lot ↓ 51% since listing

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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 +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A long list of recent updates has transformed this gorgeous brick home into a property anyone would be proud to call their own. You will live on a large 1.5-acre lot with expanses of outdoor space to enjoy along with a prime location close to schools, parks and the center of Ashville. The three-bedroom, two-bathroom layout is spacious and inviting with updated flooring (2019), quality finishes and fresh paint in the main living areas. The eager cook will adore the well-appointed kitchen with a double oven, electric stovetop, granite counters, a breakfast bar and a separate dining room that’s ready to host guests. A new roof and gutters were installed this year plus the HVAC was installed in 2020 and there are ceiling fans throughout, generous closets and covered parking. A new privacy fence envelops the back of the property while the DIY enthusiast will appreciate the workshop and storage building.

Key facts

• 1.5 acre lot
• 2 parking spots
• Built 1990

Property features AI

Finance

• Other: Property sits on approximately 1.5 acres; Subdivision: ASHVILLE
• HOA & community: Garbage fee billed quarterly

Exterior

• Parking: Driveway parking; Parking at map level; 2-car carport
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing structure; Four-sided brick construction; Slab foundation; Tri-level: No; Split level: No; Split foyer: No
• Construction: 4-side brick construction; Slab foundation
• Exterior features: No pool; No patio; No deck; No garden/patio space; Not waterfront

Interior

• Kitchen: Stone countertops; Electric cooktop; Built-in dishwasher; Built-in microwave; Double oven
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level; Den/family room on main level
• Flooring: Hardwood laminate; Tile flooring
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Electric heating; Heat pump; Central cooling
• Interior features: Smooth ceilings; No special interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Pull-down attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Cap rate 15.3% vs local median 3.7% in Ashville — 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 57/100 on livability (#385 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• St Clair County (rural): math 21% / reading 52% proficiency, ranked #33 of 129 in AL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashville Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 506 students, 72% FRL); Ashville High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 385 students, 74% FRL) — zoned schools average 73% FRL vs 41% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 57 active listings in the ZIP; 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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

• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,000

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. 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?
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.82% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.30%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $508,406
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Co Rd	0.46mi	4/2.0 (+1)	2,400 (+10%)	16mo	$560,000	$233	40

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: 27.3%
• Equity multiple: 2.14×
• Total profit: $34,359
• Equity at exit: $16,103

10-year hold

• IRR: 34.9%
• Equity multiple: 4.20×
• Total profit: $96,760
• Equity at exit: $9,338

Cash invested: $30,240 (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 35953

• Home prices YoY: -15.2%
• Active inventory: 57
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $814

Break-even live

Break-even rent $931

Max offer price $108,000

Occupancy floor 53%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   statusdays on market $108,000 Pending 9 DOM
2. 2026-06-10
   days on market $108,000 Active 7 DOM
3. 2026-06-09
   days on market $108,000 Active 6 DOM
4. 2026-06-08
   days on market $108,000 Active 5 DOM
5. 2026-06-07
   days on market $108,000 Active 4 DOM
6. 2026-06-03
   remarks 559-char remark
7. 2026-06-03
   listed $108,000 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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,529
• − Mortgage interest: −$6,050
• − Property taxes: −$1,485
• − Insurance: −$540
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$3,142
• Taxable income: $8,548
• Est. tax owed @ 24.0%: −$2,052
• After-tax cash flow: $7,715/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: St Clair County
• NCES district ID: 0103062
• Math proficiency: 21% ▼ -34.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $53,324
• Composite: 31.79/100
• National rank: #5887
• State rank: #33 of 129 in AL

Livability — Ashville

• Score: 57/100
• State rank: #385
• US rank: #21873

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: Ashville, AL
• Population (ZIP): 7,020

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.36%
• Current HPI: 180.043
• 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

-50.7% since first listed

12 events — show timeline

• 2026-06-03 Listed $108,000 Greater Alabama MLS
• 2021-12-06 Sold (MLS) $225,000 Greater Alabama MLS
• 2021-10-27 Contingent — Greater Alabama MLS
• 2021-10-21 Price Changed $225,000 Greater Alabama MLS
• 2021-10-07 Listed $235,000 Greater Alabama MLS
• 2021-09-29 Coming Soon $235,000 Greater Alabama MLS
• 2019-06-14 Sold (Public Records) $166,300 Public Records
• 2019-06-12 Sold (MLS) $166,300 Greater Alabama MLS
• 2019-04-15 Contingent — Greater Alabama MLS
• 2019-04-09 Price Changed $179,900 Greater Alabama MLS
• 2019-03-12 Price Changed $199,900 Greater Alabama MLS
• 2019-02-27 Listed $219,000 Greater Alabama MLS

Property tax history

+12.9%/yr

Latest (2025): $1,485 · +99.8% YoY. Source: county tax records.