207 Bingham St · Scottsboro, AL 35768

$145,000

3 bd · 1.0 ba · 1,569 sqft · SingleFamily public records · 109 Days on market

Built 1950 0.25 ac lot $92/sqft · 19% below area Est $159k · 9% 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 +25.0/30.0
• ARV discount +11.5/15.0
• DSCR +8.1/10.0
• 1% rule +5.2/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

Key facts

• Attached workshop
• Hvac system replaced
• Solar exhaust fan

Tags

• ATTACHED WORKSHOP
• SOLAR EXHAUST FAN
• ALUMINUM RAMP
• LAUNDRY ROOM LAMINATE FLOORING
• REFRIGERATOR 2-YEARS OLD
• HVAC SYSTEM REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.3% in Scottsboro — 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 74/100 on livability (#21 in AL, #4,752 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, employment D+, amenities D-.
• Scottsboro City (town): math 27% / reading 54% proficiency, ranked #27 of 129 in AL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 46 units permitted in Jackson 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 $4k of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $145k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (median comp): $159,233
• List price: $145,000
• Delta: -8.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Newport Dr	0.29mi	3/2.5	1,539 (-2%)	9mo	$285,000	$185	70
211 S Kyle St	0.45mi	3/2.0	1,619 (+3%)	4mo	$185,000	$114	66
204 Larkin St	0.19mi	3/2.0	1,495 (-5%)	18mo	$220,900	$148	65
1001 Jordan Ave	0.08mi	3/2.0	1,442 (-8%)	19mo	$195,000	$135	63
405 Martin St	0.64mi	3/1.0	1,472 (-6%)	4mo	$45,000	$31	57
104 Bingham St	0.07mi	3/2.0	1,344 (-14%)	14mo	$195,000	$145	57
528 Quincy St	0.51mi	3/2.0	1,724 (+10%)	4mo	$165,000	$96	52
507 S Kyle St	0.55mi	3/2.0	1,752 (+12%)	8mo	$172,500	$98	45
714 Forrest Ave	0.75mi	3/2.0	1,400 (-11%)	10mo	$280,000	$200	35
716 Forrest Ave	0.75mi	3/2.0	1,400 (-11%)	18mo	$294,900	$211	28
509 David Ave	0.68mi	3/2.0	1,367 (-13%)	20mo	$153,500	$112	26
304 E Charlotte Ave	0.75mi	3/2.0	1,783 (+14%)	16mo	$214,000	$120	25

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: -4.7%
• Equity multiple: 0.83×
• Total profit: $-7,071
• Equity at exit: $21,620

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $14,901
• Equity at exit: $12,537

Cash invested: $40,600 (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 35768

• Home prices YoY: -16.1%
• Active inventory: 78
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $258

Break-even live

Break-even rent $1,154

Max offer price $145,000

Occupancy floor 78%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Meadow St Unit B Scottsboro, AL	3.0	2.0	1100	$1,350	$1.23	13d	1	0.94mi
902 Sisk St Scottsboro, AL	4.0	2.0	1400	$1,600	$1.14	13d	1	1.09mi

Listing history 8 events

1. 2026-05-06
   status Pending 566-char remark

   Show marketing remark (566 chars)

   10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

2. 2026-03-26
   status Active 566-char remark

   Show marketing remark (566 chars)

   10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

3. 2026-03-13
   status Pending 566-char remark

   Show marketing remark (566 chars)

   10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

4. 2026-02-23
   price $145,000 566-char remark

   Show marketing remark (566 chars)

   10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

5. 2026-02-07
   price $150,000 566-char remark

   Show marketing remark (566 chars)

   10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

6. 2026-01-24
   price $155,000 566-char remark

   Show marketing remark (566 chars)

   10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

7. 2026-01-04
   listed $160,000 Active 566-char remark

   Show marketing remark (566 chars)

   10'x 21' attached workshop -Building/shed in back yard with solar exhaust fan and aluminum ramp -Laundry room laminate flooring included that matches the Kitchen and Bathroom (with extra) -refrigerator 2-years old as of January 2026 -HVAC system and complete duct work replaced 9 years ago -Stove 7 years old - all burnersand oven elements operate correctly -Range hood 1-year old -New windows in Living Room and Kitchen installed September 2025 -New sliding glass door in Laundry Room installed September 2025 -New Anderson Storm Door on Front Door installed June--

8. 2007-05-21
   soldstatus $45,000

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $594 · $50/mo
• Expected delta: +$173/yr (+$14/mo · 41.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $17,771
• − Mortgage interest: −$8,122
• − Property taxes: −$421
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$4,218
• Taxable income: $774
• Est. tax owed @ 24.0%: −$186
• After-tax cash flow: $2,915/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: Scottsboro City
• NCES district ID: 0102940
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $38,210
• Composite: 33.67/100
• National rank: #5388
• State rank: #27 of 129 in AL

Livability — Scottsboro

• Score: 74/100
• State rank: #21
• US rank: #4752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsboro, AL
• Population (ZIP): 12,394

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.15%
• Current HPI: 193.1223
• 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

+222.2% since first listed

8 events — show timeline

• 2026-05-06 Pending — VMLS
• 2026-03-26 Relisted — VMLS
• 2026-03-13 Pending — VMLS
• 2026-02-23 Price Changed $145,000 VMLS
• 2026-02-07 Price Changed $150,000 VMLS
• 2026-01-24 Price Changed $155,000 VMLS
• 2026-01-04 Listed $160,000 VMLS
• 2007-05-21 Sold (Public Records) $45,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $421 · +7.7% YoY. Source: county tax records.