3749 Oak St · Hokes Bluff, AL 35903

$139,900

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 119 Days on market

Built 1948 1.00 ac lot $89/sqft · 21% below area Est $179k · 22% under

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom 1 bath home located in the heart of Hokes Bluff. Home features kitchen with plenty of cabinet space, gas stove, refrigerator, washer and dryer, newly remodeled bathroom, central heat and air, large 2 car detached garage, additional storage building, and large back deck.

Key facts

• Large back deck
• Washer and dryer
• Central heat and air

Tags

• GAS STOVE
• REFRIGERATOR
• WASHER AND DRYER
• NEWLY REMODELED BATHROOM
• CENTRAL HEAT AND AIR
• LARGE BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $127k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.2% in Hokes 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 69/100 on livability (#57 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 97 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; moderate 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 $127,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — 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 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?
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: 1.07% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $178,525
• List price: $139,900
• Delta: -21.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3829 Oak St	0.14mi	3/2.0	1,720 (+10%)	1mo	$179,900	$105	72
3837 US Highway 278 E	0.09mi	3/1.0	1,502 (-4%)	23mo	$175,000	$117	70
4185 Faye Dr	0.52mi	3/2.5	1,590 (+1%)	4mo	$318,000	$200	64
4195 Faye Dr	0.52mi	3/2.0	1,701 (+8%)	4mo	$379,000	$223	54
4172 Oak St	0.43mi	3/2.0	1,400 (-11%)	18mo	$259,000	$185	43
3723 Mclain St N	0.72mi	3/2.0	1,655 (+6%)	15mo	$175,000	$106	41
1424 Marguerite Ave	0.73mi	2/1.0 (-1)	1,453 (-7%)	10mo	$116,000	$80	40

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,845
• Equity at exit: $20,860

10-year hold

• IRR: 7.7%
• Equity multiple: 1.59×
• Total profit: $22,957
• Equity at exit: $12,096

Cash invested: $39,172 (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 35903

• Home prices YoY: -11.0%
• Active inventory: 97
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $312

Break-even live

Break-even rent $1,107

Max offer price $139,900

Occupancy floor 74%

Sensitivity live

Price	-10% $391	-5% $351	+0% $312	+5% $272	+10% $233
Rent	-10% $193	-5% $252	+0% $312	+5% $371	+10% $430
Rate	-1.0pp $382	-0.5pp $347	base $312	+0.5pp $276	+1.0pp $239

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $139,900 Active 119 DOM
2. 2026-06-18
   days on market $139,900 Active 118 DOM
3. 2026-06-17
   days on market $139,900 Active 117 DOM
4. 2026-06-16
   days on market $139,900 Active 116 DOM
5. 2026-06-15
   days on market $139,900 Active 115 DOM
6. 2026-06-14
   days on market $139,900 Active 113 DOM
7. 2026-06-13
   pricedays on market $139,900 Active 112 DOM
8. 2026-06-10
   days on market $149,900 Active 110 DOM
9. 2026-06-09
   days on market $149,900 Active 109 DOM
10. 2026-06-08
    days on market $149,900 Active 108 DOM
11. 2026-06-07
    days on market $149,900 Active 107 DOM
12. 2026-06-05
    days on market $149,900 Active 104 DOM
13. 2026-06-03
    days on market $149,900 Active 103 DOM
14. 2026-06-02
    days on market $149,900 Active 102 DOM
15. 2026-06-01
    days on market $149,900 Active 101 DOM
16. 2026-05-31
    days on market $149,900 Active 100 DOM
17. 2026-05-30
    days on market $149,900 Active 99 DOM
18. 2026-02-20
    listed $149,900 Active 289-char remark

    Show marketing remark (289 chars)

    Charming 3-bedroom 1 bath home located in the heart of Hokes Bluff. Home features kitchen with plenty of cabinet space, gas stove, refrigerator, washer and dryer, newly remodeled bathroom, central heat and air, large 2 car detached garage, additional storage building, and large back deck.

19. 2014-12-17
    soldstatus $75,000 100-char remark

    Show marketing remark (100 chars)

    Investor! Home w/acerage, pond, det garage, 4BR, 1BA, LR/DR combo, family rm, brkfst rm, metal roof.

20. 2014-07-01
    listed $89,900 100-char remark

    Show marketing remark (100 chars)

    Investor! Home w/acerage, pond, det garage, 4BR, 1BA, LR/DR combo, family rm, brkfst rm, metal roof.

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $995 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $18,025
• − Mortgage interest: −$7,837
• − Property taxes: −$995
• − Insurance: −$700
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,070
• Taxable income: $1,540
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,372/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Hokes Bluff

• Score: 69/100
• State rank: #57
• US rank: #8636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hokes Bluff, AL
• Population (ZIP): 17,180

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.07%
• Current HPI: 236.2537
• 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

+66.7% since first listed

3 events — show timeline

• 2026-02-20 Listed $149,900 VMLS
• 2014-12-17 Sold (MLS) $75,000 VMLS
• 2014-07-01 Listed $89,900 VMLS

Property tax history

+6.5%/yr

Latest (2025): $995 · +0.0% YoY. Source: county tax records.