1641 Arrowhead Dr · Gadsden, AL 35903

$159,900

4 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.46 ac lot Est $129k · 24% over

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Why this score? — see what drove the D+ 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 +24.2/30.0
• DSCR +7.8/10.0
• 1% rule +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cherokee Estates- This 3 bedroom 1 bath home is located on a quiet street. Conveniently located near I-759, Gadsden State, shopping, and restaurants. New flooring through out, freshly painted, and updated kitchen. Large Family room that leads to fenced yard with oversized storage building. Call to schedule your private tour!

Key facts

• Privacy-fenced yard
• 0.46 acre lot
• 2 parking spots

Tags

• PRIVACY-FENCED YARD
• DETACHED SHOP WITH POWER
• TRANSFERABLE WARRANTY
• NEAR SHOPPING AND DINING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/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 $160k (0.2% below list).
• Recommended offer: $160k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 8.7% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Donehoo Elementary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 260 students, 80% FRL); Litchfield Middle School (math 5% / reading 28%, grade F, #203 of 257 statewide, top 79%, 255 students, 91% FRL); Gadsden City High School (math 17% / reading 24%, grade F, #159 of 305 statewide, top 53%, 1,318 students, 76% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 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 $1k of loan paydown is wiped out by about $5k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y ago 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 $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $159,546 (0.2% below list)

Questions for the listing agent

1. Built in 1960 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $128,860
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1641 Arrowhead Dr	0.00mi	4/2.0	1,516 (0%)	1mo	$165,200	$109	99
1524 Arrowhead Dr	0.15mi	3/2.0 (-1)	1,559 (+3%)	1mo	$137,000	$88	83
1316 Linden St	0.21mi	3/2.0 (-1)	1,553 (+2%)	2mo	$199,000	$128	79
208 Riverside Dr	0.30mi	4/2.5	1,542 (+2%)	6mo	$105,000	$68	76
600 Crestview Dr	0.57mi	3/2.0 (-1)	1,500 (-1%)	4mo	$127,900	$85	64
225 Davis St	0.53mi	3/2.0 (-1)	1,502 (-1%)	10mo	$82,297	$55	60
901 Padenreich Ave	0.26mi	3/2.0 (-1)	1,382 (-9%)	18mo	$99,000	$72	53
517 Padenreich Ave	0.44mi	3/2.0 (-1)	1,464 (-3%)	20mo	$95,000	$65	52
1219 Tennessee Ave	0.64mi	3/2.0 (-1)	1,502 (-1%)	20mo	$95,000	$63	47
106 Sheridan St	0.37mi	3/2.0 (-1)	1,734 (+14%)	12mo	$179,000	$103	44
422 Padenreich Ave	0.60mi	3/1.0 (-1)	1,408 (-7%)	13mo	$78,000	$55	40
302 Riverside Dr	0.39mi	3/1.0 (-1)	1,328 (-12%)	22mo	$116,300	$88	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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,717
• Equity at exit: $23,842

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $20,814
• Equity at exit: $13,825

Cash invested: $44,772 (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 35903

• Home prices YoY: -11.0%
• Active inventory: 101
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,595 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $318

Break-even live

Break-even rent $1,193

Max offer price $159,900

Occupancy floor 75%

Sensitivity live

Price	-10% $409	-5% $364	+0% $318	+5% $273	+10% $228
Rent	-10% $192	-5% $255	+0% $318	+5% $381	+10% $444
Rate	-1.0pp $399	-0.5pp $359	base $318	+0.5pp $277	+1.0pp $235

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-26
   status Pending
2. 2026-04-21
   listed $159,900 Active
3. 2022-04-08
   soldstatus $129,500 Sold 326-char remark

   Show marketing remark (326 chars)

   Cherokee Estates- This 3 bedroom 1 bath home is located on a quiet street. Conveniently located near I-759, Gadsden State, shopping, and restaurants. New flooring through out, freshly painted, and updated kitchen. Large Family room that leads to fenced yard with oversized storage building. Call to schedule your private tour!

4. 2022-03-04
   historical Contingent 326-char remark

   Show marketing remark (326 chars)

   Cherokee Estates- This 3 bedroom 1 bath home is located on a quiet street. Conveniently located near I-759, Gadsden State, shopping, and restaurants. New flooring through out, freshly painted, and updated kitchen. Large Family room that leads to fenced yard with oversized storage building. Call to schedule your private tour!

5. 2022-02-23
   listed $129,900 Active 326-char remark

   Show marketing remark (326 chars)

   Cherokee Estates- This 3 bedroom 1 bath home is located on a quiet street. Conveniently located near I-759, Gadsden State, shopping, and restaurants. New flooring through out, freshly painted, and updated kitchen. Large Family room that leads to fenced yard with oversized storage building. Call to schedule your private tour!

6. 2019-04-22
   soldstatus $52,000 Sold 291-char remark

   Show marketing remark (291 chars)

   Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

7. 2019-04-22
   soldstatus $52,000 Sold

   Show marketing remark (291 chars)

   Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

8. 2019-03-26
   historical Contingent

   Show marketing remark (291 chars)

   Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

9. 2019-03-26
   status Pending 291-char remark

   Show marketing remark (291 chars)

   Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

10. 2019-03-21
    price $54,900

    Show marketing remark (291 chars)

    Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

11. 2019-03-21
    price $54,900 291-char remark

    Show marketing remark (291 chars)

    Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

12. 2019-03-20
    status Active

    Show marketing remark (291 chars)

    Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

13. 2019-03-20
    status Active 291-char remark

    Show marketing remark (291 chars)

    Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

14. 2019-03-06
    historical Contingent
15. 2019-03-01
    historical Contingent 291-char remark

    Show marketing remark (291 chars)

    Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

16. 2018-11-30
    listed $65,000 Active 291-char remark

    Show marketing remark (291 chars)

    Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

17. 2018-11-30
    listed $65,000 Active

    Show marketing remark (291 chars)

    Great home with lots of potential waiting for your finishing touches. Formal living and dining room, kitchen, 3 bedrooms, 1 bathroom, laundry, carport, nice size fenced in backyard. Workshop building part is used for a cedar lined closet. Call today this home has all kinds of possibilities.

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$212/yr (+$18/mo · 47.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,146
• − Mortgage interest: −$8,957
• − Property taxes: −$444
• − Insurance: −$800
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$4,652
• Taxable income: $1,230
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $3,524/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, 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

+146.0% since first listed

17 events — show timeline

• 2026-04-26 Pending — VMLS
• 2026-04-21 Listed $159,900 VMLS
• 2022-04-08 Sold (MLS) $129,500 VMLS
• 2022-03-04 Contingent — VMLS
• 2022-02-23 Listed $129,900 VMLS
• 2019-04-22 Sold (MLS) $52,000 Greater Alabama MLS
• 2019-04-22 Sold (MLS) $52,000 VMLS
• 2019-03-26 Contingent — Greater Alabama MLS
• 2019-03-26 Pending — VMLS
• 2019-03-21 Price Changed $54,900 Greater Alabama MLS
• 2019-03-21 Price Changed $54,900 VMLS
• 2019-03-20 Relisted — Greater Alabama MLS
• 2019-03-20 Relisted — VMLS
• 2019-03-06 Contingent — Greater Alabama MLS
• 2019-03-01 Contingent — VMLS
• 2018-11-30 Listed $65,000 Greater Alabama MLS
• 2018-11-30 Listed $65,000 VMLS

Property tax history

+4.4%/yr

Latest (2025): $444 · +0.0% YoY. Source: county tax records.