130 New York Ave · Gadsden, AL 35903

$102,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 34 Days on market

Built 1945 0.38 ac lot Est $107k · at est.

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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 +29.4/30.0
• DSCR +10.0/10.0
• ARV discount +9.6/15.0
• 1% rule +7.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable and well maintained 2BR 1BA on a quiet street. Home features a large fenced-in yard, carport, metal roof, and an outdoor building for your storage needs. Give me a call today for a private showing!

Key facts

• 0.38 acre lot
• 2 parking spots
• Built 1945

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Hadley Farms

Exterior

• Parking: Attached carport; Carport with space for 2 vehicles
• Utilities: Public sewer
• Home design: Single-family residence; Built in 1945; Residential property
• Construction: Vinyl siding; One fireplace (interior feature)
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (natural gas); Central cooling; Window cooling unit
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Donehoo Elementary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 260 students, 80% FRL); Litchfield Middle School (math 5% / reading 28%, grade F, #203 of 257 statewide, top 79%, 255 students, 91% FRL); Gadsden City High School (math 17% / reading 24%, grade F, #159 of 305 statewide, top 53%, 1,318 students, 76% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 97 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Etowah County population projected at -12% 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 $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $72k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,940 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.22% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.25%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $107,100
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Russell St	0.32mi	2/1.0	864 (-4%)	14mo	$73,500	$85	67
205 Tuskegee Cir	0.42mi	2/1.0	800 (-11%)	1mo	$43,000	$54	61
427 Nunnally Ave	0.41mi	2/1.0	980 (+9%)	14mo	$119,000	$121	54
1103 Gray Rd	0.73mi	2/1.0	1,010 (+12%)	22mo	$120,000	$119	28

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: 5.9%
• Equity multiple: 1.23×
• Total profit: $6,548
• Equity at exit: $15,209

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $35,318
• Equity at exit: $8,819

Cash invested: $28,560 (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 35903

• Home prices YoY: -11.0%
• Active inventory: 97
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $363

Break-even live

Break-even rent $781

Max offer price $102,000

Occupancy floor 66%

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-30
   status Pending
2. 2026-03-26
   listed $102,000 Active
3. 2025-09-02
   price $97,000
4. 2025-08-24
   listed $106,500 Active
5. 2022-09-23
   soldstatus $71,500 Sold 206-char remark

   Show marketing remark (206 chars)

   Adorable and well maintained 2BR 1BA on a quiet street. Home features a large fenced-in yard, carport, metal roof, and an outdoor building for your storage needs. Give me a call today for a private showing!

6. 2022-07-29
   historical Contingent 206-char remark

   Show marketing remark (206 chars)

   Adorable and well maintained 2BR 1BA on a quiet street. Home features a large fenced-in yard, carport, metal roof, and an outdoor building for your storage needs. Give me a call today for a private showing!

7. 2022-07-23
   status Active 206-char remark

   Show marketing remark (206 chars)

   Adorable and well maintained 2BR 1BA on a quiet street. Home features a large fenced-in yard, carport, metal roof, and an outdoor building for your storage needs. Give me a call today for a private showing!

8. 2022-07-18
   status Pending 206-char remark

   Show marketing remark (206 chars)

   Adorable and well maintained 2BR 1BA on a quiet street. Home features a large fenced-in yard, carport, metal roof, and an outdoor building for your storage needs. Give me a call today for a private showing!

9. 2022-07-15
   listed $69,500 Active 206-char remark

   Show marketing remark (206 chars)

   Adorable and well maintained 2BR 1BA on a quiet street. Home features a large fenced-in yard, carport, metal roof, and an outdoor building for your storage needs. Give me a call today for a private showing!

ⓘ 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: $475 · $40/mo
• Projected year-2 tax: $475 · $40/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 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,884
• − Mortgage interest: −$5,714
• − Property taxes: −$475
• − Insurance: −$510
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$2,967
• Taxable income: $2,837
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $3,674/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 17,180

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.07%
• Current HPI: 236.2537
• 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

+46.8% since first listed

9 events — show timeline

• 2026-04-30 Pending — VMLS
• 2026-03-26 Listed $102,000 VMLS
• 2025-09-02 Price Changed $97,000 VMLS
• 2025-08-24 Listed $106,500 VMLS
• 2022-09-23 Sold (MLS) $71,500 VMLS
• 2022-07-29 Contingent — VMLS
• 2022-07-23 Relisted — VMLS
• 2022-07-18 Pending — VMLS
• 2022-07-15 Listed $69,500 VMLS

Property tax history

+13.6%/yr

Latest (2025): $475 · -0.8% YoY. Source: county tax records.