308 Bethel St · Hartselle, AL 35640

$49,900

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 11 Days on market

Built 1960 0.39 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

SOLD AS IS WHERE IS. 3 BEDROOM 1 BATH HOME ON . 39 ACRES

Key facts

• 0.39 acre lot
• Built 1960
• Listed 10 days

Property features AI

Finance

• Other: Residential property (Single Family Residence); Living area approximately 992 square feet
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Built in 1960; Vinyl siding; Slab foundation
• Construction: One story; Vinyl siding construction; Slab foundation; Built in 1960
• Exterior features: Approximately 0.39-acre lot; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified; No cooling system specified
• Interior features: One-level living

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 20.5% vs local median 4.0% 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: Fe Burleson Elementary School (math 38% / reading 65%, grade C-, #110 of 627 statewide, top 18%, 511 students, 45% 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).
• Market conditions: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.29% ✓
• Cap rate: 20.51%
• Cash-on-cash: 50.77%
• DSCR: 3.26
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $164,672
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Bethel St NE	0.01mi	2/2.0 (-1)	980 (-1%)	10mo	$162,500	$166	80
606 Morrow St NE	0.21mi	3/1.0	1,050 (+6%)	4mo	$155,000	$148	77
505 Georgia St NE	0.13mi	3/1.0	1,080 (+9%)	8mo	$185,000	$171	72
324 Simpson St SE	0.43mi	2/2.0 (-1)	1,036 (+4%)	6mo	$160,500	$155	58
504 Pine St NW	0.71mi	2/1.0 (-1)	980 (-1%)	2mo	$181,000	$185	58
306 Rock St SE	0.43mi	2/2.0 (-1)	883 (-11%)	4mo	$123,000	$139	49
600 SE Pennylane St	0.63mi	3/1.0	1,057 (+7%)	15mo	$163,000	$154	47
502 Hickory St SE	0.24mi	2/1.0 (-1)	864 (-13%)	23mo	$149,900	$173	43
601 Homeplace Ave	0.54mi	2/1.0 (-1)	880 (-11%)	12mo	$138,000	$157	41
308 Stewart St NW	0.74mi	2/1.0 (-1)	949 (-4%)	16mo	$192,000	$202	40
407 Speegle St	0.70mi	3/1.0	1,112 (+12%)	14mo	$202,900	$182	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: 42.2%
• Equity multiple: 2.82×
• Total profit: $25,370
• Equity at exit: $7,440

10-year hold

• IRR: 48.3%
• Equity multiple: 5.67×
• Total profit: $65,279
• Equity at exit: $4,314

Cash invested: $13,972 (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: 193
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $525

Break-even live

Break-even rent $481

Max offer price $49,900

Occupancy floor 49%

Sensitivity live

Price	-10% $553	-5% $539	+0% $525	+5% $511	+10% $496
Rent	-10% $434	-5% $479	+0% $525	+5% $570	+10% $615
Rate	-1.0pp $550	-0.5pp $537	base $525	+0.5pp $512	+1.0pp $499

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
506 Hickory St SE Unit A Hartselle, AL	2.0	1.0	800	$1,150	$1.44	25d	1	0.24mi
710 Midway St NW Hartselle, AL	2.0	2.0	943	$1,124	$1.19	46d	1	1.20mi

Listing history 10 events

1. 2026-06-22
   days on market $49,900 Active 11 DOM
2. 2026-06-21
   days on market $49,900 Active 10 DOM
3. 2026-06-19
   days on market $49,900 Active 8 DOM
4. 2026-06-18
   days on market $49,900 Active 7 DOM
5. 2026-06-17
   days on market $49,900 Active 6 DOM
6. 2026-06-16
   days on market $49,900 Active 5 DOM
7. 2026-06-15
   days on market $49,900 Active 4 DOM
8. 2026-06-14
   days on market $49,900 Active 2 DOM
9. 2026-06-12
   remarks 56-char remark
10. 2026-06-12
    listed $49,900 Active 1 DOM

ⓘ 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: $372 · $31/mo
• Projected year-2 tax: $372 · $31/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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: $13,741
• − Mortgage interest: −$2,795
• − Property taxes: −$372
• − Insurance: −$1,047
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$1,452
• Taxable income: $5,877
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $4,886/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): 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

1 event — show timeline

• 2026-06-11 Listed $49,900 VMLS

Property tax history

+3.3%/yr

Latest (2025): $372 · +0.0% YoY. Source: county tax records.