1191 Lane Rd NW · Hartselle, AL 35640

$109,900

2 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 24 Days on market

Built 1900 2.00 ac lot Est $202k · 46% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.2/10.0
• 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

BACK ON MARKET! Situated on over 2 acres in Hartselle, this unique 2 bedroom, 1 bathroom home provides nearly 1,100 square feet of living space and exceptional potential for the right buyer. This property is a rare find, with the land and outbuildings truly setting it apart. The property includes a large 20x20x20 block building that can be used as a workspace or for additional storage, ample parking, a second storage shed and a detached car port. In need of repairs, this home could be worth close to $180,000 once fully renovated. Investors, handymen or homeowners ready to put in a bit of sweat equity, you won't want to miss out on this opportunity!

Key facts

• Ample parking
• Second storage shed
• Over 2 acres

Tags

• OVER 2 ACRES
• LARGE BLOCK BUILDING
• AMPLE PARKING
• SECOND STORAGE SHED
• DETACHED CAR PORT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: RV access/parking
• Utilities: Septic tank
• Home design: Single-family residence; Residential property; Built in 1900; One story
• Construction: Vinyl siding; Aluminum siding
• Exterior features: Dirt driveway; Scenic view; See remarks

Interior

• Kitchen: Oven
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Zoned schools: Crestline Elementary School (math 32% / reading 57%, grade F, #171 of 627 statewide, top 31%, 550 students, 49% FRL); Hartselle Junior High School (math 33% / reading 63%, grade C-, #29 of 257 statewide, top 12%, 527 students, 38% FRL); Hartselle High School (math 44% / reading 48%, grade D-, #18 of 305 statewide, top 6%, 1,031 students, 34% FRL) — zoned schools average 40% FRL vs 25% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 189 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $760 of loan paydown is wiped out by about $3k 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 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 4 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 $70k; list at $110k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $202,390
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 Rhodes St NW	0.28mi	2/1.0	1,057 (-3%)	11mo	$159,000	$150	72
1620 Peach Orchard Rd NW	0.61mi	3/1.0 (+1)	1,088 (-0%)	9mo	$192,000	$176	58
1839 Peach Orchard Rd NW	0.56mi	3/2.0 (+1)	1,056 (-4%)	3mo	$195,031	$185	57
3 Robin Ct	0.38mi	3/2.0 (+1)	1,225 (+12%)	3mo	$236,000	$193	51
1935 Peach Orchard Rd NW	0.65mi	3/1.5 (+1)	1,090 (-0%)	20mo	$280,000	$257	45
71 Mcgovern Rd	0.40mi	3/2.0 (+1)	1,250 (+14%)	16mo	$226,500	$181	35

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-3,244
• Equity at exit: $16,386

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $15,802
• Equity at exit: $9,502

Cash invested: $30,772 (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 35640

• Home prices YoY: -13.6%
• Active inventory: 189
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$35 /mo · $424/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $229

Break-even live

Break-even rent $832

Max offer price $109,900

Occupancy floor 75%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 Midway St NW Hartselle, AL	1.0	1.0	760	$965	$1.27	43d	1	0.51mi
710 Midway St NW Hartselle, AL	2.0	2.0	943	$1,124	$1.19	43d	1	0.51mi
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	14d	1	1.36mi

Listing history 11 events

1. 2026-06-01
   days on market $109,900 Active 24 DOM
2. 2026-05-31
   days on market $109,900 Active 23 DOM
3. 2026-05-31
   days on market $109,900 Active 22 DOM
4. 2026-05-29
   status Active
5. 2026-04-30
   historical
6. 2026-04-16
   status Active
7. 2026-04-16
   status Active
8. 2026-04-02
   status Pending
9. 2026-03-09
   historical
10. 2026-03-03
    listed $109,900 Active
11. 2008-10-14
    soldstatus $70,000

ⓘ 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: $424 · $35/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$27/yr (+$2/mo · 6.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $13,471
• − Mortgage interest: −$6,156
• − Property taxes: −$424
• − Insurance: −$550
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,197
• Taxable income: $989
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $2,515/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
• Population (ZIP): 26,976

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 (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -38.12%
• Current HPI: 242.5778
• 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

+57.0% since first listed

8 events — show timeline

• 2026-05-29 Relisted — VMLS
• 2026-04-30 Delisted — VMLS
• 2026-04-16 Relisted — VMLS
• 2026-04-16 Relisted — VMLS
• 2026-04-02 Pending — VMLS
• 2026-03-09 Delisted — VMLS
• 2026-03-03 Listed $109,900 VMLS
• 2008-10-14 Sold (Public Records) $70,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $424 · +12.6% YoY. Source: county tax records.