270 Gravel Ridge Rd · Eva, AL 35621

$198,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 226 Days on market

Built 2008 1.30 ac lot $131/sqft · 32% below area Est $291k · 32% 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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +7.1/10.0
• DSCR +4.9/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A 3BR 2BA double wide located on 1.3 acre sized lot. This home offers a large living room with a fireplace, a master suite with large bathroom and closets. Front and back porches expand down the entire length of home. The home also has natural gas supplemental heaters throughout. With 4 total outbuildings and storm shelter. Property also has a 2nd septic tank, power pole and water meter for an additional home or mobile home if desired.

Key facts

• Master suite
• Large bathroom
• Large living room

Tags

• LARGE LIVING ROOM
• FIREPLACE
• MASTER SUITE
• LARGE BATHROOM
• 4 TOTAL OUTBUILDINGS
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $198k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/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 $159k (19.5% below list).
• Recommended offer: $159k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#104 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Morgan County (rural): math 19% / reading 43% proficiency, ranked #61 of 129 in AL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eva School (math 23% / reading 47%, grade F, #291 of 627 statewide, top 47%, 371 students, 64% FRL); Albert P Brewer High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 717 students, 59% FRL) — zoned schools average 62% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.2% local appreciation)).
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $55k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k 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 ($174k) 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.
• Current owner paid $97k; list at $198k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $159,465 (19.5% 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 19% 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. 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. 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: 0.81% ✗
• Cap rate: 6.89%
• Cash-on-cash: 2.13%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $290,525
• List price: $198,000
• Delta: -31.85%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
83 Courtney Dr	0.16mi	4/2.0 (+1)	1,643 (+9%)	13mo	$275,000	$167	62
28 Courtney Dr	0.13mi	3/2.0	1,700 (+12%)	13mo	$315,000	$185	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.6%
• Equity multiple: 1.77×
• Total profit: $42,616
• Equity at exit: $102,445

10-year hold

• IRR: 13.9%
• Equity multiple: 3.31×
• Total profit: $128,031
• Equity at exit: $169,219

Cash invested: $55,440 (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 35621

• Home prices YoY: 1.4%
• Active inventory: 21
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$1,038
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $98

Break-even live

Break-even rent $1,470

Max offer price $198,000

Occupancy floor 89%

Sensitivity live

Price	-10% $210	-5% $154	+0% $98	+5% $42	+10% $-14
Rent	-10% $-28	-5% $35	+0% $98	+5% $161	+10% $224
Rate	-1.0pp $198	-0.5pp $149	base $98	+0.5pp $47	+1.0pp $-5

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: $49,500
• Closing costs: $5,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $198,000 Active 226 DOM
2. 2026-06-18
   days on market $198,000 Active 223 DOM
3. 2026-06-17
   days on market $198,000 Active 222 DOM
4. 2026-06-16
   days on market $198,000 Active 221 DOM
5. 2026-06-15
   days on market $198,000 Active 220 DOM
6. 2026-06-14
   days on market $198,000 Active 218 DOM
7. 2026-06-13
   days on market $198,000 Active 217 DOM
8. 2026-06-10
   days on market $198,000 Active 215 DOM
9. 2026-06-09
   days on market $198,000 Active 214 DOM
10. 2026-06-08
    days on market $198,000 Active 213 DOM
11. 2026-06-07
    days on market $198,000 Active 212 DOM
12. 2026-06-02
    days on market $198,000 Active 207 DOM
13. 2026-06-01
    days on market $198,000 Active 206 DOM
14. 2026-05-31
    days on market $198,000 Active 205 DOM
15. 2026-05-30
    days on market $198,000 Active 204 DOM
16. 2026-05-06
    status Active 439-char remark

    Show marketing remark (439 chars)

    A 3BR 2BA double wide located on 1.3 acre sized lot. This home offers a large living room with a fireplace, a master suite with large bathroom and closets. Front and back porches expand down the entire length of home. The home also has natural gas supplemental heaters throughout. With 4 total outbuildings and storm shelter. Property also has a 2nd septic tank, power pole and water meter for an additional home or mobile home if desired.

17. 2025-11-04
    listed $198,000 Active 439-char remark

    Show marketing remark (439 chars)

    A 3BR 2BA double wide located on 1.3 acre sized lot. This home offers a large living room with a fireplace, a master suite with large bathroom and closets. Front and back porches expand down the entire length of home. The home also has natural gas supplemental heaters throughout. With 4 total outbuildings and storm shelter. Property also has a 2nd septic tank, power pole and water meter for an additional home or mobile home if desired.

18. 2014-12-30
    soldstatus $97,000

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$323/yr (+$27/mo · 66.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $19,136
• − Mortgage interest: −$11,091
• − Property taxes: −$488
• − Insurance: −$990
• − Repairs & maintenance: −$1,531
• − Management: −$1,531
• − Depreciation: −$5,760
• Taxable loss: −$2,255
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $1,720/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: Morgan County
• NCES district ID: 0102480
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $47,362
• Composite: 26.68/100
• National rank: #7157
• State rank: #61 of 129 in AL

Livability — Eva

• Score: 66/100
• State rank: #104
• US rank: #11687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eva, AL
• Population (ZIP): 3,292

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.18%
• Current HPI: 299.7823
• 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

+104.1% since first listed

3 events — show timeline

• 2026-05-06 Relisted — SAARMLS
• 2025-11-04 Listed $198,000 SAARMLS
• 2014-12-30 Sold (Public Records) $97,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $488 · +69.6% YoY. Source: county tax records.