89 Pike Ave · Boaz, AL 35957

$159,900

3 bd · 1.5 ba · 988 sqft · SingleFamily public records · 28 Days on market

Built 1957 0.30 ac lot $162/sqft · at area comps Est $167k · 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 +19.5/30.0
• ARV discount +9.3/15.0
• DSCR +6.2/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

R-2245 ESTABLISHED NEIGHBORHOOD, VY SIDED, METAL ROOF, ELEC HVAC, 3 BR, 1 1/2 BATHS, FAMILY ROOM, LARGE EAT-IN KITCHEN, LAUNDRY. ONE CAR GARAGE. STORAGE ROOM IN GARAGE. **ALL INFO INCL SCHOOLS/SQFT/LOT SIZE TBV BY PURCHASER**

Key facts

• Metal roof
• Shed
• Laundry room

Tags

• UPDATED LAMINATED FLOORING
• METAL ROOF
• EAT IN KITCHEN
• LAUNDRY ROOM
• SHED

Property features AI

Finance

• Other: Living area about 1,018 square feet
• HOA & community: No homeowners association; Subdivision: Al Pike

Exterior

• Parking: One-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 1957; Not new construction
• Construction: Vinyl siding
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $142k (11.0% below list).
• Recommended offer: $142k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.3% in Boaz — 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 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+, amenities F.
• 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.
• Zoned schools: Boaz Elementary School (523 students, 64% FRL); Boaz Middle School (math 22% / reading 49%, grade F, #81 of 257 statewide, top 33%, 518 students, 76% FRL); Boaz High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 714 students, 70% FRL).
• Market conditions: 88 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $160k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $142,323 (11.0% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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?
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: 0.89% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (median comp): $166,676
• List price: $159,900
• Delta: -4.07%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
475 Dogwood Dr	0.58mi	2/2.0 (-1)	1,000 (+1%)	13mo	$159,900	$160	53

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-14,427
• Equity at exit: $23,842

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $2,007
• 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 35957

• Home prices YoY: -10.6%
• Active inventory: 88
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,423 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $182

Break-even live

Break-even rent $1,193

Max offer price $159,900

Occupancy floor 82%

Sensitivity live

Price	-10% $272	-5% $227	+0% $182	+5% $136	+10% $91
Rent	-10% $69	-5% $125	+0% $182	+5% $238	+10% $294
Rate	-1.0pp $262	-0.5pp $222	base $182	+0.5pp $140	+1.0pp $98

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 7 events

1. 2026-05-14
   price $159,900 245-char remark
2. 2026-04-28
   price $169,900 245-char remark
3. 2026-04-27
   listed $179,900 Active 245-char remark
4. 2022-01-25
   soldstatus $105,400
5. 2022-01-24
   soldstatus $105,400 Sold 225-char remark

   Show marketing remark (225 chars)

   R-2245 ESTABLISHED NEIGHBORHOOD, VY SIDED, METAL ROOF, ELEC HVAC, 3 BR, 1 1/2 BATHS, FAMILY ROOM, LARGE EAT-IN KITCHEN, LAUNDRY. ONE CAR GARAGE. STORAGE ROOM IN GARAGE. **ALL INFO INCL SCHOOLS/SQFT/LOT SIZE TBV BY PURCHASER**

6. 2021-12-10
   historical Contingent 225-char remark

   Show marketing remark (225 chars)

   R-2245 ESTABLISHED NEIGHBORHOOD, VY SIDED, METAL ROOF, ELEC HVAC, 3 BR, 1 1/2 BATHS, FAMILY ROOM, LARGE EAT-IN KITCHEN, LAUNDRY. ONE CAR GARAGE. STORAGE ROOM IN GARAGE. **ALL INFO INCL SCHOOLS/SQFT/LOT SIZE TBV BY PURCHASER**

7. 2021-12-10
   listed $99,900 Active 225-char remark

   Show marketing remark (225 chars)

   R-2245 ESTABLISHED NEIGHBORHOOD, VY SIDED, METAL ROOF, ELEC HVAC, 3 BR, 1 1/2 BATHS, FAMILY ROOM, LARGE EAT-IN KITCHEN, LAUNDRY. ONE CAR GARAGE. STORAGE ROOM IN GARAGE. **ALL INFO INCL SCHOOLS/SQFT/LOT SIZE TBV BY PURCHASER**

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$204/yr (+$17/mo · 45.0%)

ⓘ 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 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: $17,079
• − Mortgage interest: −$8,957
• − Property taxes: −$452
• − Insurance: −$800
• − Repairs & maintenance: −$1,366
• − Management: −$1,366
• − Depreciation: −$4,652
• Taxable loss: −$514
• Est. tax savings @ 24.0%: +$123
• After-tax cash flow: $2,302/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

+60.1% since first listed

8 events — show timeline

• 2026-05-25 Pending — VMLS
• 2026-05-14 Price Changed $159,900 VMLS
• 2026-04-28 Price Changed $169,900 VMLS
• 2026-04-27 Listed $179,900 VMLS
• 2022-01-25 Sold (Public Records) $105,400 Public Records
• 2022-01-24 Sold (MLS) $105,400 VMLS
• 2021-12-10 Contingent — VMLS
• 2021-12-10 Listed $99,900 VMLS

Property tax history

-1.6%/yr

Latest (2025): $452 · +7.9% YoY. Source: county tax records.