6305 County Road 77 · Broomtown, AL 35973

$185,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily public records · 93 Days on market

Built 1994 1.37 ac lot $165/sqft · at area comps Est $179k · at est.

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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 +21.5/30.0
• DSCR +6.8/10.0
• ARV discount +5.9/15.0
• Appreciation +5.5/10.0
• 1% rule +4.5/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks MLS

Charming country retreat on 1.37 acres! This updated 3BR 2BA home offers the perfect blend of functionality, comfort and charm. Enjoy peaceful mornings & nights on the spacious 44x6 covered front porch with gorgeous views & relax or entertain on the 24x8 back deck Inside you'll find updates throughout, giving a cozy inviting feel. With plenty of outdoor space & a serene setting, this property is ideal for those seeking privacy and country living. Convenient to town,just minutes to Little River Canyon and Weiss Lake. Quick commute to Ft. Payne! Large metal building with covered bay offers excellent space for storage, hobbies, or a workshop. Perfect for outdoor equipment or additional parking.

Key facts

• Covered front porch
• Covered bay
• Back deck

Tags

• COVERED FRONT PORCH
• BACK DECK
• OUTDOOR SPACE
• LARGE METAL BUILDING
• COVERED BAY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/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 $176k (4.9% below list).
• Recommended offer: $168k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#547 in AL) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: schools F, amenities F, commute F.
• Cherokee County (rural): math 21% / reading 45% proficiency, ranked #58 of 129 in AL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($1k loan paydown + $2k appreciation (1.0% local appreciation)).
• Cherokee County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $185k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $168,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.95% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.39%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (median comp): $178,784
• List price: $185,000
• Delta: 3.48%
• Verdict: FAIR
• Comps: 4 within 2.0 mi

Projected returns pro-forma

1.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.41×
• Total profit: $21,085
• Equity at exit: $63,287

10-year hold

• IRR: 12.0%
• Equity multiple: 2.46×
• Total profit: $75,583
• Equity at exit: $84,204

Cash invested: $51,800 (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 35973

• Home prices YoY: 0.6%
• Active inventory: 22
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $276

Break-even live

Break-even rent $1,410

Max offer price $185,000

Occupancy floor 79%

Sensitivity live

Price	-10% $381	-5% $328	+0% $276	+5% $224	+10% $171
Rent	-10% $137	-5% $206	+0% $276	+5% $345	+10% $415
Rate	-1.0pp $369	-0.5pp $323	base $276	+0.5pp $228	+1.0pp $179

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $185,000 Active 93 DOM
2. 2026-06-19
   days on market $185,000 Active 91 DOM
3. 2026-06-18
   days on market $185,000 Active 90 DOM
4. 2026-06-17
   days on market $185,000 Active 89 DOM
5. 2026-06-16
   days on market $185,000 Active 88 DOM
6. 2026-06-15
   days on market $185,000 Active 87 DOM
7. 2026-06-14
   days on market $185,000 Active 85 DOM
8. 2026-06-13
   days on market $185,000 Active 84 DOM
9. 2026-06-10
   days on market $185,000 Active 82 DOM
10. 2026-06-09
    days on market $185,000 Active 81 DOM
11. 2026-06-08
    days on market $185,000 Active 80 DOM
12. 2026-06-07
    days on market $185,000 Active 79 DOM
13. 2026-06-05
    days on market $185,000 Active 76 DOM
14. 2026-06-03
    days on market $185,000 Active 75 DOM
15. 2026-06-02
    days on market $185,000 Active 74 DOM
16. 2026-06-01
    days on market $185,000 Active 73 DOM
17. 2026-05-31
    days on market $185,000 Active 72 DOM
18. 2026-05-30
    days on market $185,000 Active 71 DOM
19. 2026-04-30
    price $185,000 712-char remark

    Show marketing remark (712 chars)

    Charming country retreat on 1.37 acres! This updated 3BR 2BA home offers the perfect blend of functionality, comfort and charm. Enjoy peaceful mornings & nights on the spacious 44x6 covered front porch with gorgeous views & relax or entertain on the 24x8 back deck Inside you'll find updates throughout, giving a cozy inviting feel. With plenty of outdoor space & a serene setting, this property is ideal for those seeking privacy and country living. Convenient to town,just minutes to Little River Canyon and Weiss Lake. Quick commute to Ft. Payne! Large metal building with covered bay offers excellent space for storage, hobbies, or a workshop. Perfect for outdoor equipment or additional parking.

20. 2026-03-20
    listed $190,000 Active 712-char remark

    Show marketing remark (712 chars)

    Charming country retreat on 1.37 acres! This updated 3BR 2BA home offers the perfect blend of functionality, comfort and charm. Enjoy peaceful mornings & nights on the spacious 44x6 covered front porch with gorgeous views & relax or entertain on the 24x8 back deck Inside you'll find updates throughout, giving a cozy inviting feel. With plenty of outdoor space & a serene setting, this property is ideal for those seeking privacy and country living. Convenient to town,just minutes to Little River Canyon and Weiss Lake. Quick commute to Ft. Payne! Large metal building with covered bay offers excellent space for storage, hobbies, or a workshop. Perfect for outdoor equipment or additional parking.

21. 2019-03-27
    soldstatus $74,200

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $797 · $66/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $21,109
• − Mortgage interest: −$10,363
• − Property taxes: −$797
• − Insurance: −$925
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$5,382
• Taxable income: $264
• Est. tax owed @ 24.0%: −$63
• After-tax cash flow: $3,248/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: Cherokee County
• NCES district ID: 0100630
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $37,824
• Composite: 27.43/100
• National rank: #6965
• State rank: #58 of 129 in AL

Livability — Broomtown

• Score: 46/100
• State rank: #547
• US rank: #26480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,313

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 24,929 people
• By 2030: 24,177 · -3.0%
• By 2040: 22,411 · -10.1%
• By 2050: 20,595 · -17.4%
• By 2075: 17,025 · -31.7%
• By 2100: 13,700 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Native American 2%
• Common ancestry: Slovak 4% Italian 1% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+75.5) · D 12.0% · R 87.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -51.2pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+72.8 2016: R+69.4 2012: R+55.0 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.01%
• Current HPI: 174.5756
• 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

+149.3% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $185,000 VMLS
• 2026-03-20 Listed $190,000 VMLS
• 2019-03-27 Sold (Public Records) $74,200 Public Records

Property tax history

+2.9%/yr

Latest (2025): $797 · +1.4% YoY. Source: county tax records.