785 Church Loop · Cherokee, AL 35616

$78,000

4 bd · 1.0 ba · 1,845 sqft · SingleFamily public records · 152 Days on market

Built 1965 1.30 ac lot $42/sqft · 35% above area Est $58k · 35% over ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic home is located just off of Hwy 72, only minutes from downtown Tuscumbia. With some TLC, this home can be restored to its original beauty. The large, 1.3 acre lot is flat and there is an additional septic tank on the premises. Bring your desire and vision and make this home yours today. Whereas all information is deemed correct, the buyer should verify any important information.

Key facts

• 1.3 acre lot
• 1.3 acre lot
• Built 1965

Tags

• 1.3 ACRE LOT
• ADDITIONAL SEPTIC TANK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#205 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 69 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.65% ✓
• Cap rate: 14.54%
• Cash-on-cash: 29.47%
• DSCR: 2.31
• GRM: 5.1

CMA / ARV

• ARV (median comp): $57,954
• List price: $78,000
• Delta: 34.59%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 1.98×
• Total profit: $21,501
• Equity at exit: $11,630

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $62,636
• Equity at exit: $6,744

Cash invested: $21,840 (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 35616

• Home prices YoY: -25.7%
• Active inventory: 69
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $536

Break-even live

Break-even rent $607

Max offer price $78,000

Occupancy floor 53%

Sensitivity live

Price	-10% $580	-5% $558	+0% $536	+5% $514	+10% $492
Rent	-10% $435	-5% $486	+0% $536	+5% $587	+10% $638
Rate	-1.0pp $576	-0.5pp $556	base $536	+0.5pp $516	+1.0pp $496

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $78,000 Active 152 DOM
2. 2026-06-19
   days on market $78,000 Active 150 DOM
3. 2026-06-18
   days on market $78,000 Active 149 DOM
4. 2026-06-17
   days on market $78,000 Active 148 DOM
5. 2026-06-16
   days on market $78,000 Active 147 DOM
6. 2026-06-15
   days on market $78,000 Active 146 DOM
7. 2026-06-14
   days on market $78,000 Active 144 DOM
8. 2026-06-13
   days on market $78,000 Active 143 DOM
9. 2026-06-10
   days on market $78,000 Active 141 DOM
10. 2026-06-09
    days on market $78,000 Active 140 DOM
11. 2026-06-08
    days on market $78,000 Active 139 DOM
12. 2026-06-07
    days on market $78,000 Active 138 DOM
13. 2026-06-05
    days on market $78,000 Active 135 DOM
14. 2026-06-03
    days on market $78,000 Active 134 DOM
15. 2026-06-02
    days on market $78,000 Active 133 DOM
16. 2026-06-01
    days on market $78,000 Active 132 DOM
17. 2026-05-31
    days on market $78,000 Active 131 DOM
18. 2026-05-30
    days on market $78,000 Active 130 DOM
19. 2026-01-20
    listed $78,000 Active 394-char remark

    Show marketing remark (394 chars)

    This classic home is located just off of Hwy 72, only minutes from downtown Tuscumbia. With some TLC, this home can be restored to its original beauty. The large, 1.3 acre lot is flat and there is an additional septic tank on the premises. Bring your desire and vision and make this home yours today. Whereas all information is deemed correct, the buyer should verify any important information.

20. 2025-04-23
    listed $79,900 Active
21. 2024-09-17
    listed $85,000 Active

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $457 · $38/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,432
• − Mortgage interest: −$4,369
• − Property taxes: −$457
• − Insurance: −$390
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,269
• Taxable income: $5,477
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $5,121/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Cherokee

• Score: 63/100
• State rank: #205
• US rank: #16057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,681

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.23%
• Current HPI: 122.1612
• 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

-8.2% since first listed

3 events — show timeline

• 2026-01-20 Listed $78,000 SAARMLS
• 2025-04-23 Listed $79,900 SAARMLS
• 2024-09-17 Listed $85,000 SAARMLS

Property tax history

+6.3%/yr

Latest (2025): $457 · +5.5% YoY. Source: county tax records.