521 Dean St · Scottsboro, AL 35768

$99,000

3 bd · 1.0 ba · 962 sqft · SingleFamily public records · 63 Days on market

Built 1974 0.26 ac lot $103/sqft · 23% below area Est $129k · 23% under ↓ 6% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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

PRICE REDUCTION! Bring out your rocking chairs for the covered rear deck. 3 Bedrooms, 1 Full Bath, Breakfast Area in Kitchen, Level Fenced Yard, Covered Rear Deck. All Electric, Recently Replaced Water Heater, Stove Remains. Kitchen has Pantry. Laundry has Outside Entry. 1 Car Garage.

Key facts

• 0.26 acre lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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; 1 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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.36% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.94%
• DSCR: 1.93
• GRM: 6.1

CMA / ARV

• ARV (median comp): $128,792
• List price: $99,000
• Delta: -23.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
525 Quincy St	0.08mi	2/1.0 (-1)	988 (+3%)	6mo	$127,400	$129	82
408 Ponroy St	0.49mi	2/1.0 (-1)	864 (-10%)	10mo	$115,000	$133	47
203 Lee St	0.43mi	2/1.0 (-1)	903 (-6%)	23mo	$126,400	$140	46
2005 Moody Ridge Rd	0.72mi	3/1.0	1,010 (+5%)	16mo	$159,900	$158	45

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: 13.3%
• Equity multiple: 1.53×
• Total profit: $14,720
• Equity at exit: $14,761

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $52,313
• Equity at exit: $8,560

Cash invested: $27,720 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $484

Break-even live

Break-even rent $738

Max offer price $99,000

Occupancy floor 59%

Sensitivity live

Price	-10% $540	-5% $512	+0% $484	+5% $456	+10% $428
Rent	-10% $377	-5% $430	+0% $484	+5% $537	+10% $590
Rate	-1.0pp $534	-0.5pp $509	base $484	+0.5pp $458	+1.0pp $432

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	14d	1	1.40mi

Listing history 21 events

1. 2026-06-19
   days on market $99,000 Active 63 DOM
2. 2026-06-18
   price $99,000 Active 62 DOM
3. 2026-06-18
   days on market $106,500 Active 62 DOM
4. 2026-06-18
   remarks 398-char remark
5. 2026-06-17
   days on market $106,500 Active 61 DOM
6. 2026-06-16
   days on market $106,500 Active 60 DOM
7. 2026-06-15
   days on market $106,500 Active 59 DOM
8. 2026-06-14
   days on market $106,500 Active 57 DOM
9. 2026-06-12
   days on market $106,500 Active 56 DOM
10. 2026-06-09
    days on market $106,500 Active 53 DOM
11. 2026-06-08
    days on market $106,500 Active 52 DOM
12. 2026-06-07
    days on market $106,500 Active 51 DOM
13. 2026-06-07
    days on market $106,500 Active 50 DOM
14. 2026-06-04
    remarks 323-char remark
15. 2026-06-04
    pricedays on market $106,500 Active 47 DOM
16. 2026-06-02
    days on market $111,500 Active 46 DOM
17. 2026-06-01
    days on market $111,500 Active 45 DOM
18. 2026-05-31
    days on market $111,500 Active 44 DOM
19. 2026-05-31
    days on market $111,500 Active 43 DOM
20. 2026-05-18
    price $111,500 286-char remark

    Show marketing remark (286 chars)

    PRICE REDUCTION! Bring out your rocking chairs for the covered rear deck. 3 Bedrooms, 1 Full Bath, Breakfast Area in Kitchen, Level Fenced Yard, Covered Rear Deck. All Electric, Recently Replaced Water Heater, Stove Remains. Kitchen has Pantry. Laundry has Outside Entry. 1 Car Garage.

21. 2026-04-17
    listed $119,000 Active 286-char remark

    Show marketing remark (286 chars)

    PRICE REDUCTION! Bring out your rocking chairs for the covered rear deck. 3 Bedrooms, 1 Full Bath, Breakfast Area in Kitchen, Level Fenced Yard, Covered Rear Deck. All Electric, Recently Replaced Water Heater, Stove Remains. Kitchen has Pantry. Laundry has Outside Entry. 1 Car Garage.

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $406 · $34/mo
• Expected delta: +$137/yr (+$11/mo · 50.8%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $16,200
• − Mortgage interest: −$5,546
• − Property taxes: −$269
• − Insurance: −$495
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,880
• Taxable income: $4,418
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $4,743/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

-6.3% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $111,500 Greater Alabama MLS
• 2026-04-17 Listed $119,000 Greater Alabama MLS

Property tax history

+4.1%/yr

Latest (2025): $269 · +8.2% YoY. Source: county tax records.