10150 Al Highway 35 · Broomtown, AL 35973

$194,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 226 Days on market

Built 1960 2.00 ac lot $178/sqft · 12% below area Est $231k · 16% under ↓ 13% since listing

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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 +19.0/30.0
• ARV discount +14.5/15.0
• DSCR +6.0/10.0
• Appreciation +5.5/10.0
• 1% rule +3.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

Peaceful Country Living on 2 Acres! Discover the charm of this 3-bedroom, 1-bath home nestled on two scenic acres, offering the perfect blend of privacy and functionality. The property features a working well, a partially fenced yard, and ample space ideal for gardening, animals, or a small hobby farm. Designed with accessibility in mind, the home includes 3-foot-wide doorways and a convenient, easy-flow floor plan. Enjoy the serenity of country living while remaining just a short drive from town. Whether you're searching for a private retreat or a place to expand and grow, this property offers endless possibilities.

Key facts

• Privacy and space
• Open space
• 3 foot wide doors

Tags

• PARTIALLY FENCED YARD
• OPEN SPACE
• WHEELCHAIR ACCESSIBLE
• 3 FOOT WIDE DOORS
• EASY FLOW LAYOUT
• PRIVACY AND SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $202 ($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 $170k (12.7% below list).
• Recommended offer: $170k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#547 in AL) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: schools F, 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: 24 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 $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Cherokee County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,073 (12.7% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.87% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

• ARV (median comp): $231,105
• List price: $194,900
• Delta: -15.67%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.30×
• Total profit: $16,562
• Equity at exit: $66,674

10-year hold

• IRR: 10.2%
• Equity multiple: 2.23×
• Total profit: $67,367
• Equity at exit: $88,710

Cash invested: $54,572 (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 35973

• Home prices YoY: 0.6%
• Active inventory: 24
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $202

Break-even live

Break-even rent $1,445

Max offer price $194,900

Occupancy floor 83%

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $194,900 Active 226 DOM
2. 2026-06-18
   days on market $194,900 Active 225 DOM
3. 2026-06-17
   days on market $194,900 Active 224 DOM
4. 2026-06-16
   days on market $194,900 Active 223 DOM
5. 2026-06-15
   days on market $194,900 Active 222 DOM
6. 2026-06-14
   days on market $194,900 Active 220 DOM
7. 2026-06-13
   days on market $194,900 Active 219 DOM
8. 2026-06-10
   days on market $194,900 Active 217 DOM
9. 2026-06-09
   days on market $194,900 Active 216 DOM
10. 2026-06-08
    days on market $194,900 Active 215 DOM
11. 2026-06-07
    days on market $194,900 Active 214 DOM
12. 2026-06-05
    days on market $194,900 Active 211 DOM
13. 2026-06-03
    days on market $194,900 Active 210 DOM
14. 2026-06-02
    days on market $194,900 Active 209 DOM
15. 2026-06-01
    days on market $194,900 Active 208 DOM
16. 2026-05-31
    days on market $194,900 Active 207 DOM
17. 2026-05-30
    days on market $194,900 Active 206 DOM
18. 2026-04-06
    price $194,900 624-char remark

    Show marketing remark (624 chars)

    Peaceful Country Living on 2 Acres! Discover the charm of this 3-bedroom, 1-bath home nestled on two scenic acres, offering the perfect blend of privacy and functionality. The property features a working well, a partially fenced yard, and ample space ideal for gardening, animals, or a small hobby farm. Designed with accessibility in mind, the home includes 3-foot-wide doorways and a convenient, easy-flow floor plan. Enjoy the serenity of country living while remaining just a short drive from town. Whether you're searching for a private retreat or a place to expand and grow, this property offers endless possibilities.

19. 2025-11-05
    listed $199,900 Active 624-char remark

    Show marketing remark (624 chars)

    Peaceful Country Living on 2 Acres! Discover the charm of this 3-bedroom, 1-bath home nestled on two scenic acres, offering the perfect blend of privacy and functionality. The property features a working well, a partially fenced yard, and ample space ideal for gardening, animals, or a small hobby farm. Designed with accessibility in mind, the home includes 3-foot-wide doorways and a convenient, easy-flow floor plan. Enjoy the serenity of country living while remaining just a short drive from town. Whether you're searching for a private retreat or a place to expand and grow, this property offers endless possibilities.

20. 2025-08-07
    price $215,000
21. 2025-07-22
    price $219,000
22. 2025-04-23
    listed $225,000 Active

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $799 · $67/mo
• Expected delta: +$344/yr (+$29/mo · 75.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $20,409
• − Mortgage interest: −$10,917
• − Property taxes: −$455
• − Insurance: −$974
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − Depreciation: −$5,670
• Taxable loss: −$874
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $2,638/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 — Broomtown

• Score: 46/100
• State rank: #547
• US rank: #26480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,313

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Native American 2%
• Common ancestry: Slovak 4% Italian 1% Serbian 1%
• Foreign-born: 0%

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: ▲ 1.01%
• Current HPI: 174.5756
• 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

-13.4% since first listed

5 events — show timeline

• 2026-04-06 Price Changed $194,900 VMLS
• 2025-11-05 Listed $199,900 VMLS
• 2025-08-07 Price Changed $215,000 VMLS
• 2025-07-22 Price Changed $219,000 VMLS
• 2025-04-23 Listed $225,000 VMLS