1311 SW Elizabeth Dr SW · Hartselle, AL 35640

$182,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 8 Days on market

Built 1966 0.34 ac lot Est $186k · at est.

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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 +15.3/30.0
• ARV discount +8.4/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN READY HOME W/ UPDATES!!! 1311 Elizabeth Dr is now ready for a new owner. Covered front porch and covered carport allows easy unloading out of the weather. Hardwood flooring through most of home. New flooring in Kitchen and baths too! Fresh Paint in most rooms! Large kitchen w/ space for a large Dining Room Table as well! All Bedrooms are very Spacious. Fenced in Back Yard w/ landscaping all around. Great Location inside Hartselle City Schools!!!

Key facts

• Fenced back yard
• Spacious dining room
• 0.34 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS DINING ROOM
• FENCED BACK YARD

Property features AI

Finance

• Other: Directions: On Hwy 31 South Hartselle, turn right on Nanceford Road, right on Mitweed St, right on Elizabeth; house on left.
• HOA & community: No homeowners association; Subdivision: Crestline Heights

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1966; Living area about 1,148 square feet
• Construction: No new construction
• Exterior features: Treed lot; Concrete driveway

Interior

• Kitchen: Range; Dishwasher drawer
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating (gas); Central electric cooling
• Interior features: Five total rooms; Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $66 ($786/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 $143k (21.4% below list).
• Recommended offer: $143k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 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: 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 $1k of loan paydown is wiped out by about $5k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $79k; list at $182k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,989 (21.4% below list)

Questions for the listing agent

1. Built in 1966 — 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. 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?
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: 0.79% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $185,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1211 Gemini Cir	0.18mi	3/1.0	1,100 (0%)	3mo	$190,000	$173	89
812 Mitwede St SW	0.18mi	3/1.5	1,178 (+7%)	9mo	$158,000	$134	70
811 Sunshine St SW	0.15mi	3/2.0	1,200 (+9%)	6mo	$205,000	$171	69
758 Morris St SW	0.33mi	3/1.0	1,050 (-4%)	12mo	$155,000	$148	67
915 SW Pattillo St	0.52mi	3/1.0	1,050 (-4%)	5mo	$190,000	$181	64
1613 Vest St SW	0.35mi	3/2.0	1,131 (+3%)	13mo	$200,000	$177	64
742 Williams St SW	0.56mi	3/2.0	1,127 (+2%)	3mo	$160,000	$142	63
1004 Crestline Pl	0.20mi	3/2.0	1,206 (+10%)	12mo	$139,900	$116	61
500 Nelson St SW	0.62mi	2/1.0 (-1)	1,056 (-4%)	2mo	$178,000	$169	58
756 SW Morris St SW	0.34mi	3/1.0	1,248 (+14%)	5mo	$159,900	$128	57
823 Nance Ford Rd	0.19mi	3/2.0	1,252 (+14%)	9mo	$199,000	$159	57
717 SW Larkwood Cir SW	0.39mi	3/2.0	1,248 (+14%)	4mo	$230,000	$184	52

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-25,415
• Equity at exit: $27,137

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,153
• Equity at exit: $15,736

Cash invested: $50,960 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $66

Break-even live

Break-even rent $1,347

Max offer price $182,000

Occupancy floor 90%

Sensitivity live

Price	-10% $169	-5% $117	+0% $66	+5% $14	+10% $-37
Rent	-10% $-47	-5% $9	+0% $66	+5% $122	+10% $178
Rate	-1.0pp $157	-0.5pp $112	base $66	+0.5pp $18	+1.0pp $-30

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 Larkwood Cir SW Hartselle, AL	3.0	2.0	1257	$1,400	$1.11	45d	1	0.30mi
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	16d	1	0.62mi

Listing history 8 events

1. 2026-06-09
   days on market $182,000 Active 8 DOM
2. 2026-06-08
   days on market $182,000 Active 7 DOM
3. 2026-06-07
   days on market $182,000 Active 6 DOM
4. 2026-06-07
   days on market $182,000 Active 5 DOM
5. 2026-06-04
   days on market $182,000 Active 2 DOM
6. 2026-06-02
   remarks 589-char remark
7. 2026-06-01
   remarks 567-char remark
8. 2026-06-01
   listed $182,000 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: $406 · $34/mo
• Projected year-2 tax: $746 · $62/mo
• Expected delta: +$340/yr (+$28/mo · 83.9%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 21 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: $17,159
• − Mortgage interest: −$10,195
• − Property taxes: −$406
• − Insurance: −$910
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$5,295
• Taxable loss: −$2,392
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,360/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

+219.3% since first listed

5 events — show timeline

• 2026-06-01 Listed $182,000 VMLS
• 2016-09-13 Sold (Public Records) $78,970 Public Records
• 2016-09-09 Sold (MLS) $78,900 VMLS
• 2015-08-19 Listed $79,000 VMLS
• 2002-06-14 Sold (Public Records) $57,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $406 · +13.3% YoY. Source: county tax records.