1154 Bethsaida Rd · Boaz, AL 35957

$199,500

4 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 107 Days on market

Built 1966 0.41 ac lot $109/sqft · 19% below area Est $234k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +9.6/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This full brick ranch style home in Boaz offers space, functionality, and a convenient location. Featuring approximately 1,753 square feet, the home includes multiple living areas with a spacious family room in addition to the main living room, providing flexibility for everyday living or entertaining. The kitchen is equipped with a cooktop and oven and flows into a dedicated dining area. The layout offers comfortable bedrooms and a practical floor plan all on one level. Situated on a generous lot with a concrete driveway and two car carport, the property also includes public water and sewer. Located within the Boaz school district and just off Highway 431.

Key facts

• Generous lot
• Spacious family room
• Concrete driveway

Tags

• FULL BRICK RANCH STYLE HOME
• MULTIPLE LIVING AREAS
• SPACIOUS FAMILY ROOM
• DEDICATED DINING AREA
• GENEROUS LOT
• CONCRETE DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.1% below list).
• Recommended offer: $157k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Boaz — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 61/100 on livability (#233 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, employment D+, schools D-.
• Boaz City (town): math 28% / reading 44% proficiency, ranked #43 of 129 in AL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 163 units permitted in Marshall 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 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 $138k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,401 (21.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $234,446
• List price: $199,500
• Delta: -14.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 Mcville Rd	0.50mi	3/2.0 (-1)	1,860 (+1%)	1mo	$375,000	$202	68
181 Lee Ave	0.51mi	4/2.0	1,730 (-6%)	1mo	$295,000	$171	66
211 Dogwood Dr	0.27mi	4/2.5	1,929 (+5%)	22mo	$284,000	$147	58
1009 Bruce Rd	0.64mi	3/2.0 (-1)	1,870 (+2%)	12mo	$285,000	$152	52
1182 Bruce Rd	0.58mi	3/2.0 (-1)	1,915 (+4%)	11mo	$365,000	$191	51
1168 Bruce Rd	0.59mi	3/2.0 (-1)	1,915 (+4%)	17mo	$365,000	$191	46
1122 Bruce Rd	0.60mi	3/2.0 (-1)	1,902 (+4%)	22mo	$351,000	$185	43
475 Mcville Rd	0.59mi	3/2.5 (-1)	1,960 (+7%)	16mo	$118,000	$60	40
202 Cherokee St	0.61mi	3/2.0 (-1)	2,100 (+14%)	6mo	$214,000	$102	37

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-40,917
• Equity at exit: $29,746

10-year hold

• IRR: -14.6%
• Equity multiple: 0.17×
• Total profit: $-46,624
• Equity at exit: $17,249

Cash invested: $55,860 (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 35957

• Home prices YoY: -10.6%
• Active inventory: 87
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-135

Break-even live

Break-even rent $1,745

Max offer price $179,932

Occupancy floor —

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $199,500 Active 107 DOM
2. 2026-06-18
   days on market $199,500 Active 106 DOM
3. 2026-06-17
   days on market $199,500 Active 105 DOM
4. 2026-06-16
   days on market $199,500 Active 104 DOM
5. 2026-06-15
   days on market $199,500 Active 103 DOM
6. 2026-06-14
   days on market $199,500 Active 101 DOM
7. 2026-06-12
   days on market $199,500 Active 100 DOM
8. 2026-06-09
   days on market $199,500 Active 97 DOM
9. 2026-06-08
   days on market $199,500 Active 96 DOM
10. 2026-06-07
    days on market $199,500 Active 95 DOM
11. 2026-06-07
    days on market $199,500 Active 94 DOM
12. 2026-06-04
    days on market $199,500 Active 91 DOM
13. 2026-06-02
    days on market $199,500 Active 90 DOM
14. 2026-06-01
    days on market $199,500 Active 89 DOM
15. 2026-05-31
    days on market $199,500 Active 88 DOM
16. 2026-05-31
    pricedays on market $199,500 Active 87 DOM
17. 2026-05-02
    status Active 665-char remark

    Show marketing remark (665 chars)

    This full brick ranch style home in Boaz offers space, functionality, and a convenient location. Featuring approximately 1,753 square feet, the home includes multiple living areas with a spacious family room in addition to the main living room, providing flexibility for everyday living or entertaining. The kitchen is equipped with a cooktop and oven and flows into a dedicated dining area. The layout offers comfortable bedrooms and a practical floor plan all on one level. Situated on a generous lot with a concrete driveway and two car carport, the property also includes public water and sewer. Located within the Boaz school district and just off Highway 431.

18. 2026-04-18
    status Pending 665-char remark

    Show marketing remark (665 chars)

    This full brick ranch style home in Boaz offers space, functionality, and a convenient location. Featuring approximately 1,753 square feet, the home includes multiple living areas with a spacious family room in addition to the main living room, providing flexibility for everyday living or entertaining. The kitchen is equipped with a cooktop and oven and flows into a dedicated dining area. The layout offers comfortable bedrooms and a practical floor plan all on one level. Situated on a generous lot with a concrete driveway and two car carport, the property also includes public water and sewer. Located within the Boaz school district and just off Highway 431.

19. 2026-03-20
    price $205,500 665-char remark

    Show marketing remark (665 chars)

    This full brick ranch style home in Boaz offers space, functionality, and a convenient location. Featuring approximately 1,753 square feet, the home includes multiple living areas with a spacious family room in addition to the main living room, providing flexibility for everyday living or entertaining. The kitchen is equipped with a cooktop and oven and flows into a dedicated dining area. The layout offers comfortable bedrooms and a practical floor plan all on one level. Situated on a generous lot with a concrete driveway and two car carport, the property also includes public water and sewer. Located within the Boaz school district and just off Highway 431.

20. 2026-02-18
    listed $209,000 Active 665-char remark

    Show marketing remark (665 chars)

    This full brick ranch style home in Boaz offers space, functionality, and a convenient location. Featuring approximately 1,753 square feet, the home includes multiple living areas with a spacious family room in addition to the main living room, providing flexibility for everyday living or entertaining. The kitchen is equipped with a cooktop and oven and flows into a dedicated dining area. The layout offers comfortable bedrooms and a practical floor plan all on one level. Situated on a generous lot with a concrete driveway and two car carport, the property also includes public water and sewer. Located within the Boaz school district and just off Highway 431.

21. 2026-01-23
    soldstatus $138,000
22. 2013-01-03
    soldstatus $97,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,888
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$998
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$5,804
• Taxable loss: −$5,103
• Est. tax savings @ 24.0%: +$1,225
• After-tax cash flow: $-398/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: Boaz City
• NCES district ID: 0100012
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $35,599
• Composite: 29.74/100
• National rank: #6442
• State rank: #43 of 129 in AL

Livability — Boaz

• Score: 61/100
• State rank: #233
• US rank: #17318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boaz, AL
• Population (ZIP): 16,672

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.42%
• Current HPI: 249.5829
• 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

+110.8% since first listed

6 events — show timeline

• 2026-05-02 Relisted — VMLS
• 2026-04-18 Pending — VMLS
• 2026-03-20 Price Changed $205,500 VMLS
• 2026-02-18 Listed $209,000 VMLS
• 2026-01-23 Sold (Public Records) $138,000 Public Records
• 2013-01-03 Sold (Public Records) $97,500 Public Records