50 Hudgins Dr · Carlisle-Rockledge, AL 35954

$119,900

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 19 Days on market

Built 1990 8.00 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all INVESTORS! 3 BEDROOM 1 BATH handy man special. Some electrical and plumbing already complete and some upgrades already finished in bathroom. Sitting on 4 acres plus 4 more across the road. Easy access to 431 and only minutes to downtown Attalla or Boaz. Call today!

Key facts

• 4 acres
• Easy access to 431
• 8 acre lot

Tags

• SOME UPGRADES IN BATHROOM
• 4 ACRES
• EASY ACCESS TO 431
• MINUTES TO DOWNTOWN ATTALLA
• MINUTES TO DOWNTOWN BOAZ

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached garage
• Utilities: Septic tank
• Home design: Single-family residence; One-level home; Built in 1990; Residential property
• Construction: Masonite construction
• Exterior features: 8-acre lot; Metes and Bounds subdivision; Directions: From Highway 431 South in Attalla, turn left onto Mountain View Drive; go approximately 1 mile; property will be on the right

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $107k (10.4% below list).
• Recommended offer: $107k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlisle Elementary School (math 17% / reading 52%, grade F, #296 of 627 statewide, top 49%, 354 students, 77% FRL); Sardis Middle School (math 11% / reading 41%, grade F, #155 of 257 statewide, top 61%, 398 students, 70% FRL); Sardis High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 584 students, 63% FRL) — zoned schools average 70% FRL vs 41% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the Etowah County average; the district grade overstates school quality for this exact location.
• Market conditions: 66 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.
• Current owner paid $4k; list at $120k implies a 2898% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,485 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-9,995
• Equity at exit: $17,877

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,271
• Equity at exit: $10,367

Cash invested: $33,572 (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 35954

• Home prices YoY: -7.8%
• Active inventory: 66
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $149

Break-even live

Break-even rent $886

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $119,900 Active 19 DOM
2. 2026-06-18
   days on market $119,900 Active 18 DOM
3. 2026-06-17
   days on market $119,900 Active 17 DOM
4. 2026-06-16
   days on market $119,900 Active 16 DOM
5. 2026-06-15
   days on market $119,900 Active 15 DOM
6. 2026-06-14
   days on market $119,900 Active 13 DOM
7. 2026-06-13
   days on market $119,900 Active 12 DOM
8. 2026-06-10
   days on market $119,900 Active 10 DOM
9. 2026-06-09
   days on market $119,900 Active 9 DOM
10. 2026-06-08
    days on market $119,900 Active 8 DOM
11. 2026-06-07
    days on market $119,900 Active 7 DOM
12. 2026-06-05
    days on market $119,900 Active 4 DOM
13. 2026-06-03
    days on market $119,900 Active 3 DOM
14. 2026-06-02
    days on market $119,900 Active 2 DOM
15. 2026-05-31
    remarks 277-char remark
16. 2026-05-31
    listed $119,900 Active 1 DOM

ⓘ 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: $256 · $21/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$236/yr (+$20/mo · 92.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,898
• − Mortgage interest: −$6,716
• − Property taxes: −$256
• − Insurance: −$600
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$3,488
• Taxable loss: −$225
• Est. tax savings @ 24.0%: +$54
• After-tax cash flow: $1,843/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Carlisle-Rockledge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Carlisle-Rockledge, AL
• Population (ZIP): 12,170

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.42%
• Current HPI: 253.7203
• 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

+2346.9% since first listed

13 events — show timeline

• 2026-05-31 Listed $119,900 VMLS
• 2026-03-29 Relisted — VMLS
• 2026-03-29 Price Changed $119,900 VMLS
• 2025-09-24 Contingent — VMLS
• 2025-05-31 Delisted — VMLS
• 2025-05-14 Listed $110,000 VMLS
• 2023-10-03 Price Changed $105,000 VMLS
• 2023-08-24 Price Changed $109,900 VMLS
• 2023-04-24 Listed $129,900 VMLS
• 2022-09-22 Price Changed $129,900 VMLS
• 2022-08-10 Listed $142,000 VMLS
• 2016-02-24 Sold (MLS) $4,000 VMLS
• 2016-02-01 Listed $4,900 VMLS

Property tax history

+25.5%/yr

Latest (2025): $256 · +0.0% YoY. Source: county tax records.