17558 Richter Rd · Rogersville, AL 35652

$199,900

3 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 126 Days on market

Built 1990 0.44 ac lot $184/sqft · 15% below area

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

Key facts

• Water views
• Expansive kitchen
• Private setting

Tags

• PRIVATE SETTING
• MATURE TREES
• EXPANSIVE KITCHEN
• HEATED AND COOLED GARAGE
• WRAPAROUND FRONT PORCH
• WATER VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $41 ($486/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 $180k (10.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 2.4% in Rogersville — 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 (#153 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 494 units permitted in Limestone 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 $6k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $38k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $111k; list at $200k implies a 80% gain — meaningful room to come down on a strong offer.

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 $175,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $419,724
• List price: $199,900
• Delta: -52.37%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
829 County Road 570	0.53mi	2/1.0 (-1)	1,008 (-7%)	2mo	$125,000	$124	56
1532 Riverfront Rd	0.61mi	3/2.0	1,242 (+14%)	6mo	$239,000	$192	39

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-29,783
• Equity at exit: $29,806

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-22,500
• Equity at exit: $17,284

Cash invested: $55,972 (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 35652

• Home prices YoY: -10.0%
• Active inventory: 109
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $41

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 93%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5659 Henry Rd Athens, AL	2.0	2.0	1369	$1,800	$1.31	43d	1	0.79mi

Listing history 34 events

1. 2026-06-18
   days on market $199,900 Active 126 DOM
2. 2026-06-17
   days on market $199,900 Active 125 DOM
3. 2026-06-16
   days on market $199,900 Active 124 DOM
4. 2026-06-15
   days on market $199,900 Active 123 DOM
5. 2026-06-14
   days on market $199,900 Active 121 DOM
6. 2026-06-10
   days on market $199,900 Active 118 DOM
7. 2026-06-09
   days on market $199,900 Active 117 DOM
8. 2026-06-08
   days on market $199,900 Active 116 DOM
9. 2026-06-07
   pricedays on market $199,900 Active 115 DOM
10. 2026-06-05
    days on market $225,000 Active 112 DOM
11. 2026-06-03
    pricedays on market $225,000 Active 111 DOM
12. 2026-06-02
    days on market $237,300 Active 110 DOM
13. 2026-06-01
    days on market $237,300 Active 109 DOM
14. 2026-05-31
    days on market $237,300 Active 108 DOM
15. 2026-05-30
    days on market $237,300 Active 107 DOM
16. 2026-05-12
    price $237,300 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

17. 2026-05-12
    price $237,300 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

18. 2026-05-07
    price $237,100 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

19. 2026-05-07
    price $237,100 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

20. 2026-04-30
    price $237,200 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

21. 2026-04-23
    price $237,400 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

22. 2026-04-23
    price $237,400 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

23. 2026-04-17
    price $237,300 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

24. 2026-04-17
    price $237,300 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

25. 2026-04-01
    price $237,500 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

26. 2026-04-01
    listed $237,500 Active 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

27. 2026-03-17
    price $249,000 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

28. 2026-02-12
    listed $250,000 Active 522-char remark

    Show marketing remark (522 chars)

    Welcome to 17558 Richter Rd Rogersville AL! This beautiful basement ranch is ready for you to come make it your own! Nestled in a private setting with mature trees abound, this 3 bedroom 2 bathroom home offers a sprawling living room, expansive kitchen and even a heated and cooled garage! The wraparound front porch means a place for you, a coffee and the crisp morning air to start the day. Spring time at the River is just across the street! Make this your summer retreat or your forever home! Schedule a showing today!

29. 2025-10-23
    listed $250,000 Active
30. 2025-08-05
    price $259,000
31. 2025-07-03
    listed $269,000 Active
32. 2011-09-22
    soldstatus $111,000
33. 2009-03-26
    soldstatus $119,000
34. 2005-11-15
    soldstatus $114,000

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,815
• Taxable loss: −$2,867
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $1,174/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 of 129 in AL

Livability — Rogersville

• Score: 64/100
• State rank: #153
• US rank: #13925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,251

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.05%
• Current HPI: 208.0064
• 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

+108.2% since first listed

19 events — show timeline

• 2026-05-12 Price Changed $237,300 SAARMLS
• 2026-05-12 Price Changed $237,300 VMLS
• 2026-05-07 Price Changed $237,100 SAARMLS
• 2026-05-07 Price Changed $237,100 VMLS
• 2026-04-30 Price Changed $237,200 VMLS
• 2026-04-23 Price Changed $237,400 SAARMLS
• 2026-04-23 Price Changed $237,400 VMLS
• 2026-04-17 Price Changed $237,300 SAARMLS
• 2026-04-17 Price Changed $237,300 VMLS
• 2026-04-01 Price Changed $237,500 VMLS
• 2026-04-01 Listed $237,500 SAARMLS
• 2026-03-17 Price Changed $249,000 VMLS
• 2026-02-12 Listed $250,000 VMLS
• 2025-10-23 Listed $250,000 VMLS
• 2025-08-05 Price Changed $259,000 SAARMLS
• 2025-07-03 Listed $269,000 SAARMLS
• 2011-09-22 Sold (Public Records) $111,000 Public Records
• 2009-03-26 Sold (Public Records) $119,000 Public Records
• 2005-11-15 Sold (Public Records) $114,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $320 · +23.3% YoY. Source: county tax records.