1995 Fenton Rd · Arab, AL 35016

$139,900

3 bd · 1.0 ba · 816 sqft · SingleFamily public records · 83 Days on market

Built 2006 $171/sqft · 43% above area Est $98k · 43% over

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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).

• Cash flow +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Compact and efficient 3-bedroom, 1-bath home built in 2006, offering 816 sq ft of low-maintenance living. Located within a quick drive to Huntsville, this property is ideal for those seeking convenience without sacrificing a quieter setting. A practical option for a starter home, downsizing, or investment opportunity.

Key facts

• Built 2006
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $129k (8.0% below list).
• Recommended offer: $129k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.2% in Arab — 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 (#149 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 180 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $128,769 (8.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (median comp): $97,556
• List price: $139,900
• Delta: 43.40%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5272 Ruth Rd	0.75mi	2/1.0 (-1)	836 (+2%)	21mo	$110,000	$132	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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-12,088
• Equity at exit: $20,860

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $2,954
• Equity at exit: $12,096

Cash invested: $39,172 (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 35016

• Home prices YoY: -28.0%
• Active inventory: 180
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$58 /mo · $700/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $167

Break-even live

Break-even rent $1,076

Max offer price $139,900

Occupancy floor 82%

Sensitivity live

Price	-10% $246	-5% $207	+0% $167	+5% $127	+10% $88
Rent	-10% $65	-5% $116	+0% $167	+5% $218	+10% $269
Rate	-1.0pp $237	-0.5pp $203	base $167	+0.5pp $131	+1.0pp $94

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $139,900 Active 83 DOM
2. 2026-06-18
   days on market $139,900 Active 80 DOM
3. 2026-06-17
   days on market $139,900 Active 79 DOM
4. 2026-06-16
   days on market $139,900 Active 78 DOM
5. 2026-06-15
   days on market $139,900 Active 77 DOM
6. 2026-06-14
   days on market $139,900 Active 75 DOM
7. 2026-06-13
   pricedays on market $139,900 Active 74 DOM
8. 2026-06-10
   days on market $147,000 Active 72 DOM
9. 2026-06-09
   days on market $147,000 Active 71 DOM
10. 2026-06-08
    days on market $147,000 Active 70 DOM
11. 2026-06-07
    days on market $147,000 Active 69 DOM
12. 2026-06-05
    days on market $147,000 Active 66 DOM
13. 2026-06-03
    days on market $147,000 Active 65 DOM
14. 2026-06-02
    days on market $147,000 Active 64 DOM
15. 2026-06-01
    days on market $147,000 Active 63 DOM
16. 2026-05-31
    days on market $147,000 Active 62 DOM
17. 2026-05-30
    days on market $147,000 Active 61 DOM
18. 2026-04-25
    price $158,900 319-char remark

    Show marketing remark (319 chars)

    Compact and efficient 3-bedroom, 1-bath home built in 2006, offering 816 sq ft of low-maintenance living. Located within a quick drive to Huntsville, this property is ideal for those seeking convenience without sacrificing a quieter setting. A practical option for a starter home, downsizing, or investment opportunity.

19. 2026-03-30
    listed $159,900 Active 319-char remark

    Show marketing remark (319 chars)

    Compact and efficient 3-bedroom, 1-bath home built in 2006, offering 816 sq ft of low-maintenance living. Located within a quick drive to Huntsville, this property is ideal for those seeking convenience without sacrificing a quieter setting. A practical option for a starter home, downsizing, or investment opportunity.

ⓘ 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: $700 · $58/mo
• Projected year-2 tax: $700 · $58/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,452
• − Mortgage interest: −$7,837
• − Property taxes: −$700
• − Insurance: −$700
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,070
• Taxable loss: −$326
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $2,082/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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 of 129 in AL

Livability — Arab

• Score: 64/100
• State rank: #149
• US rank: #13733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,435
• Population (ZIP): 17,435

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.17%
• Current HPI: 180.2225
• 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

-0.6% since first listed

2 events — show timeline

• 2026-04-25 Price Changed $158,900 VMLS
• 2026-03-30 Listed $159,900 VMLS

Property tax history

+5.6%/yr

Latest (2025): $700 · +6.3% YoY. Source: county tax records.