487 County Road 585 · Cedar Bluff, AL 35959

$350,000

4 bd · 2.0 ba · 2,176 sqft · SingleFamily public records · 45 Days on market

Built 2009 1.84 ac lot $161/sqft · 10% below area Est $461k · 24% under ↓ 7% since listing

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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 +3.7/30.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

4 bed 2.5 bath home on 1.84 acres in Cedar Bluff, directly across from Weiss Lake! Incredible wraparound porches on both levels. The wood and rock siding add a unique, custom touch. Inside, you’ll find hardwood floors throughout, a kitchen featuring granite countertops and a new backsplash, and a stunning rock fireplace that serves as the focal point of the living room—complemented by abundant natural light. Master suite is located on the main level and includes a second living area, offering flexibility and comfort. Outside you will find the pool with a brand-new deck, a detached 3-bay garage, and beautifully matured trees that provide shade and enhance the natural beauty of th

Key facts

• 1.84 acre lot
• Garage
• Listed 44 days

Property features AI

Finance

• Other: Living area listed as 2,592 square feet
• HOA & community: No association; Subdivision: Metes And Bounds

Exterior

• Parking: Detached garage
• Utilities: Public water; Septic sewer
• Home design: Single-family residence; Three or more levels; Residential property; Not new construction
• Construction: Slab foundation
• Exterior features: Approximately 1.84-acre lot; Public water; Septic tank

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central heating; Central cooling; Heating and cooling present
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (51.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (62.3% below list).
• Recommended offer: $132k (62.3% 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 $37k of equity ($2k loan paydown + $35k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,809 (62.3% 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 45 days. Have you received any prior offers? Is the seller open to a 62% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.38% ✗
• Cap rate: 2.77%
• Cash-on-cash: -12.58%
• DSCR: 0.44
• GRM: 22.1

CMA / ARV

• ARV (median comp): $461,466
• List price: $350,000
• Delta: -24.15%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
260 County Road 714	0.56mi	3/2.0 (-1)	2,192 (+1%)	8mo	$207,000	$94	60

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: 15.5%
• Equity multiple: 2.28×
• Total profit: $125,006
• Equity at exit: $315,308

10-year hold

• IRR: 15.0%
• Equity multiple: 5.28×
• Total profit: $419,177
• Equity at exit: $679,973

Cash invested: $98,000 (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: 22.1×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-1,027

Break-even live

Break-even rent $2,618

Max offer price $168,554

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $350,000 Active 45 DOM
2. 2026-06-18
   days on market $350,000 Active 44 DOM
3. 2026-06-17
   price $350,000 Active 43 DOM
4. 2026-06-17
   days on market $375,000 Active 43 DOM
5. 2026-06-16
   days on market $375,000 Active 42 DOM
6. 2026-06-15
   days on market $375,000 Active 41 DOM
7. 2026-06-14
   days on market $375,000 Active 39 DOM
8. 2026-06-13
   days on market $375,000 Active 38 DOM
9. 2026-06-10
   days on market $375,000 Active 36 DOM
10. 2026-06-09
    days on market $375,000 Active 35 DOM
11. 2026-06-08
    days on market $375,000 Active 34 DOM
12. 2026-06-07
    days on market $375,000 Active 33 DOM
13. 2026-06-05
    days on market $375,000 Active 30 DOM
14. 2026-06-03
    days on market $375,000 Active 29 DOM
15. 2026-06-02
    days on market $375,000 Active 28 DOM
16. 2026-06-01
    days on market $375,000 Active 27 DOM
17. 2026-05-31
    days on market $375,000 Active 26 DOM
18. 2026-05-30
    days on market $375,000 Active 25 DOM
19. 2026-05-05
    listed $375,000 Active 708-char remark

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$389/yr (+$32/mo · 37.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $15,817
• − Mortgage interest: −$19,605
• − Property taxes: −$1,046
• − Insurance: −$1,750
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$10,182
• Taxable loss: −$19,297
• Est. tax savings @ 24.0%: +$4,631
• After-tax cash flow: $-7,694/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

-6.7% since first listed

2 events — show timeline

• 2026-06-17 Price Changed $350,000 VMLS
• 2026-05-05 Listed $375,000 VMLS

Property tax history

+4.1%/yr

Latest (2025): $1,046 · +0.6% YoY. Source: county tax records.