533 1st Ave NW Arab NW · Arab, AL 35016

$249,000

3 bd · 2.0 ba · 2,821 sqft · SingleFamily public records · 57 Days on market

Built 1900 0.66 ac lot $88/sqft · 23% below area Est $318k · 22% under

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Why this score? — see what drove the C 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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE OPPORTUNITY TO OWN A PIECE OF ARAB HISTORY! Historic home built in 1900 according to the tax records. Needs TLC but could be a showplace! Property is currently zoned residential but could easily be zoned commercial. Previously listed at $149,900.

Key facts

• Active well
• Mature fruit trees
• Butler pantry

Tags

• HISTORIC HOME
• BUTLER PANTRY
• ACTIVE WELL
• PULL THROUGH DRIVEWAY
• MATURE FRUIT TREES
• DETACHED SHED

Property features AI

Finance

• Other: Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Concrete driveway
• Utilities: Public sewer; Public and well water
• Home design: Single-family residence; Residential property; Built in 1900; Living area approximately 2,755; Has two fireplaces
• Construction: Vinyl siding
• Exterior features: Covered porch; Front porch; Screened porch

Interior

• Kitchen: Dishwasher; Refrigerator; Gas oven
• Bedrooms: Total of 10 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Cooling: Other
• Interior features: Crawl space basement; Two gas log fireplaces
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/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 $220k (11.6% below list).
• Recommended offer: $220k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% 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.
• Arab City (rural): math 47% / reading 64% proficiency, ranked #9 of 129 in AL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Arab Elementary School (math 59% / reading 73%, grade B+, #36 of 627 statewide, top 6%, 580 students, 52% FRL); Arab High School (math 37% / reading 47%, grade F, #28 of 305 statewide, top 10%, 779 students, 40% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 178 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $40k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $249k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000 (11.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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. 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: 0.88% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $317,539
• List price: $249,000
• Delta: -21.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Fry Gap Rd	0.60mi	4/2.5 (+1)	2,672 (-5%)	12mo	$514,900	$193	46
370 7th Pl SW	0.51mi	3/3.0	3,181 (+13%)	14mo	$505,000	$159	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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-22,659
• Equity at exit: $37,127

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,692
• Equity at exit: $21,529

Cash invested: $69,720 (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: 178
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $280

Break-even live

Break-even rent $1,846

Max offer price $249,000

Occupancy floor 82%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
805 7th St NE Arab, AL	3.0	2.0	2600	$2,200	$0.85	43d	1	1.25mi

Listing history 20 events

1. 2026-06-19
   days on market $249,000 Active 57 DOM
2. 2026-06-18
   days on market $249,000 Active 56 DOM
3. 2026-06-17
   days on market $249,000 Active 55 DOM
4. 2026-06-16
   days on market $249,000 Active 54 DOM
5. 2026-06-16
   price $249,000 Active 53 DOM
6. 2026-06-15
   days on market $270,000 Active 53 DOM
7. 2026-06-14
   days on market $270,000 Active 51 DOM
8. 2026-06-12
   days on market $270,000 Active 50 DOM
9. 2026-06-09
   days on market $270,000 Active 47 DOM
10. 2026-06-08
    days on market $270,000 Active 46 DOM
11. 2026-06-07
    days on market $270,000 Active 45 DOM
12. 2026-06-04
    days on market $270,000 Active 41 DOM
13. 2026-06-02
    days on market $270,000 Active 40 DOM
14. 2026-06-01
    days on market $270,000 Active 39 DOM
15. 2026-05-31
    days on market $270,000 Active 38 DOM
16. 2026-05-31
    days on market $270,000 Active 37 DOM
17. 2026-05-08
    price $270,000 551-char remark
18. 2026-04-23
    listed $289,000 Active 551-char remark
19. 2014-12-22
    soldstatus $50,000 255-char remark

    Show marketing remark (255 chars)

    RARE OPPORTUNITY TO OWN A PIECE OF ARAB HISTORY! Historic home built in 1900 according to the tax records. Needs TLC but could be a showplace! Property is currently zoned residential but could easily be zoned commercial. Previously listed at $149,900.

20. 2014-08-13
    listed $64,900 255-char remark

    Show marketing remark (255 chars)

    RARE OPPORTUNITY TO OWN A PIECE OF ARAB HISTORY! Historic home built in 1900 according to the tax records. Needs TLC but could be a showplace! Property is currently zoned residential but could easily be zoned commercial. Previously listed at $149,900.

ⓘ 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: $584 · $49/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$436/yr (+$36/mo · 74.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $26,400
• − Mortgage interest: −$13,948
• − Property taxes: −$584
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,244
• Taxable loss: −$845
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $3,560/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: Arab City
• NCES district ID: 0100100
• Math proficiency: 47% ▼ -25.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $42,728
• Composite: 46.58/100
• National rank: #2422
• State rank: #9 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

• Census place: Arab, AL
• 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

+283.7% since first listed

5 events — show timeline

• 2026-06-15 Price Changed $249,000 VMLS
• 2026-05-08 Price Changed $270,000 VMLS
• 2026-04-23 Listed $289,000 VMLS
• 2014-12-22 Sold (MLS) $50,000 VMLS
• 2014-08-13 Listed $64,900 VMLS

Property tax history

+0.8%/yr

Latest (2024): $584 · +4.9% YoY. Source: county tax records.