612 NW Stewart St · Hartselle, AL 35622

$130,000

2 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 132 Days on market

Built 1940 $114/sqft · 27% below area Est $179k · 27% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location, Great opportunity waiting for you! Are you looking to start investing? This one would be a great place to start. Right in the Heart of Hartselle City limits. Needs a little attention & love but offers potentially 2 rentals. Home is 2 beds 1 bath with a enclosed porch that serves as a 3rd br. The detached garage has been started as an apartment as well. So Now you could have 2 rentals in 1 area.

Key facts

• Great location
• Enclosed porch
• Heart of hartselle

Tags

• GREAT LOCATION
• HEART OF HARTSELLE
• ENCLOSED PORCH
• DETACHED GARAGE
• POTENTIALLY 2 RENTALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $193 ($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 $127k (2.5% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.1% in Hartselle — 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 72/100 on livability (#32 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hartselle City (other): math 41% / reading 64% proficiency, ranked #10 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($114k) 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 $56k; list at $130k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1940 — 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. 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $178,745
• List price: $130,000
• Delta: -27.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Pine St NW	0.21mi	2/1.0	980 (-14%)	2mo	$181,000	$185	66
500 Nelson St SW	0.46mi	2/1.0	1,056 (-7%)	2mo	$178,000	$169	65
1306 Sparkman St NW	0.58mi	3/1.0 (+1)	1,133 (-0%)	4mo	$162,000	$143	64
742 Williams St SW	0.56mi	3/2.0 (+1)	1,127 (-1%)	3mo	$160,000	$142	62
505 Jackson St SW	0.48mi	3/2.0 (+1)	1,148 (+1%)	13mo	$180,000	$157	56
305 Jackson St SW	0.49mi	3/2.0 (+1)	1,148 (+1%)	13mo	$180,000	$157	55
698 Mountainview Rd NE	0.65mi	3/1.0 (+1)	1,242 (+9%)	3mo	$102,000	$82	47
204 Prospect Dr SW	0.58mi	3/1.0 (+1)	1,273 (+12%)	2mo	$182,000	$143	46
501 Carol St	0.71mi	3/2.0 (+1)	1,169 (+3%)	10mo	$205,000	$175	44
201 Chestnut St	0.60mi	3/2.0 (+1)	1,287 (+13%)	2mo	$208,000	$162	40
744 Williams St	0.56mi	3/1.5 (+1)	1,280 (+13%)	12mo	$210,000	$164	36
1004 Beech St	0.52mi	3/1.5 (+1)	1,300 (+14%)	13mo	$220,000	$169	34

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: -6.5%
• Equity multiple: 0.76×
• Total profit: $-8,789
• Equity at exit: $19,383

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $8,053
• Equity at exit: $11,240

Cash invested: $36,400 (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 35622

• Home prices YoY: -4.5%
• Active inventory: 49
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,268 high
• Mortgage (P&I): −$682
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $193

Break-even live

Break-even rent $1,023

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $267	-5% $230	+0% $193	+5% $157	+10% $120
Rent	-10% $93	-5% $143	+0% $193	+5% $243	+10% $293
Rate	-1.0pp $259	-0.5pp $226	base $193	+0.5pp $160	+1.0pp $125

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	14d	1	0.55mi
710 Midway St NW Hartselle, AL	2.0	2.0	943	$1,124	$1.19	44d	1	0.65mi
706 Midway St NW Hartselle, AL	1.0	1.0	760	$965	$1.27	44d	1	0.65mi
506 Hickory St SE Unit A Hartselle, AL	2.0	1.0	800	$1,150	$1.44	24d	1	0.87mi
506 Hickory St SE Unit B Hartselle, AL	3.0	2.0	1462	$1,400	$0.96	24d	1	0.87mi
726 Larkwood Cir SW Hartselle, AL	3.0	2.0	1257	$1,400	$1.11	44d	1	0.91mi

Listing history 19 events

1. 2026-06-19
   days on market $130,000 Active 132 DOM
2. 2026-06-18
   days on market $130,000 Active 131 DOM
3. 2026-06-17
   days on market $130,000 Active 130 DOM
4. 2026-06-16
   days on market $130,000 Active 129 DOM
5. 2026-06-15
   days on market $130,000 Active 128 DOM
6. 2026-06-14
   days on market $130,000 Active 126 DOM
7. 2026-06-12
   days on market $130,000 Active 125 DOM
8. 2026-06-09
   days on market $130,000 Active 122 DOM
9. 2026-06-08
   days on market $130,000 Active 121 DOM
10. 2026-06-07
    days on market $130,000 Active 120 DOM
11. 2026-06-07
    days on market $130,000 Active 119 DOM
12. 2026-06-04
    days on market $130,000 Active 116 DOM
13. 2026-06-02
    days on market $130,000 Active 115 DOM
14. 2026-06-01
    days on market $130,000 Active 114 DOM
15. 2026-05-31
    days on market $130,000 Active 113 DOM
16. 2026-05-31
    days on market $130,000 Active 112 DOM
17. 2026-02-07
    listed $130,000 Active 417-char remark

    Show marketing remark (417 chars)

    Great Location, Great opportunity waiting for you! Are you looking to start investing? This one would be a great place to start. Right in the Heart of Hartselle City limits. Needs a little attention & love but offers potentially 2 rentals. Home is 2 beds 1 bath with a enclosed porch that serves as a 3rd br. The detached garage has been started as an apartment as well. So Now you could have 2 rentals in 1 area.

18. 2026-01-12
    listed $130,000 Active
19. 2003-11-24
    soldstatus $56,000

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $865 · $72/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $15,210
• − Mortgage interest: −$7,282
• − Property taxes: −$865
• − Insurance: −$650
• − Repairs & maintenance: −$1,217
• − Management: −$1,217
• − Depreciation: −$3,782
• Taxable income: $197
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,273/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: Hartselle City
• NCES district ID: 0101730
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,169
• Composite: 44.88/100
• National rank: #2717
• State rank: #10 of 129 in AL

Livability — Hartselle

• Score: 72/100
• State rank: #32
• US rank: #6515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartselle, AL
• City population: 26,976
• Population (ZIP): 6,532

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Asian 1% Black 1%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 96% English-only · Korean 1% German/W. Germanic 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: ▼ -10.13%
• Current HPI: 216.7304
• 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

+132.1% since first listed

3 events — show timeline

• 2026-02-07 Listed $130,000 VMLS
• 2026-01-12 Listed $130,000 VMLS
• 2003-11-24 Sold (Public Records) $56,000 Public Records

Property tax history

+12.3%/yr

Latest (2025): $865 · +123.4% YoY. Source: county tax records.