1475 Second St · Cherokee, AL 35616

$67,000

2 bd · 2.0 ba · 1,570 sqft · SingleFamily public records · 11 Days on market

Built 1955 0.96 ac lot Est $129k · 48% under

---

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
• 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
• Appreciation +0.0/10.0

Listing remarks

INVESTMENT OR Personal Property Opportunity, in the heart of Cherokee, on almost 1 acre, with endless possibilities! 2 bedroom and 2 baths; with very large den/greatroom, (could be made into two bedrooms!); on a nice level lot. This house needs lots of TLC! And offers great potential! Being sold As Is! Buyer to verify all information. * * Be careful & safe entering structure due to condition. * *

Key facts

• 0.96 acre lot
• Built 1955
• Listed 10 days

Property features AI

Exterior

• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Above-grade finished area 1,570
• Exterior features: Lot about 0.96 acres; Lot dimensions approximately 200 x 200; Zoning: R1

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Interior features: Fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).

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: amenities F, commute F, employment 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.
• Zoned schools: Cherokee Elementary School (math 2% / reading 37%, grade F, #457 of 627 statewide, top 74%, 228 students, 46% FRL); Cherokee High School (math 2% / reading 37%, grade F, #165 of 305 statewide, top 55%, 221 students, 48% FRL).
• Market conditions: 67 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 $463 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $67,000

Questions for the listing agent

1. Built in 1955 — 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 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?
4. 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.
5. 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.
6. 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: 1.59% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.99%
• DSCR: 2.25
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $128,740
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
445 Chickasaw Dr	0.66mi	3/2.0 (+1)	1,577 (+0%)	2mo	$165,000	$105	62
1365 Triplett St	0.13mi	3/2.0 (+1)	1,753 (+12%)	12mo	$150,000	$86	60
1105 2nd St	0.35mi	3/1.0 (+1)	1,690 (+8%)	16mo	$32,000	$19	49
430 Gibbs Ln	0.47mi	3/1.0 (+1)	1,373 (-12%)	2mo	$112,000	$82	47
615 Brotherton St	0.43mi	3/1.0 (+1)	1,451 (-8%)	21mo	$83,000	$57	41
690 Byrd St	0.64mi	3/2.0 (+1)	1,398 (-11%)	20mo	$107,500	$77	30

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: 22.1%
• Equity multiple: 1.91×
• Total profit: $16,989
• Equity at exit: $9,990

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $50,590
• Equity at exit: $5,793

Cash invested: $18,760 (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: 67
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$351
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $438

Break-even live

Break-even rent $510

Max offer price $67,000

Occupancy floor 54%

Sensitivity live

Price	-10% $475	-5% $456	+0% $438	+5% $419	+10% $400
Rent	-10% $354	-5% $396	+0% $438	+5% $480	+10% $522
Rate	-1.0pp $471	-0.5pp $455	base $438	+0.5pp $420	+1.0pp $403

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: $16,750
• Closing costs: $2,010
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $67,000 Active 11 DOM
2. 2026-06-18
   days on market $67,000 Active 10 DOM
3. 2026-06-17
   days on market $67,000 Active 9 DOM
4. 2026-06-16
   days on market $67,000 Active 8 DOM
5. 2026-06-15
   days on market $67,000 Active 7 DOM
6. 2026-06-14
   days on market $67,000 Active 5 DOM
7. 2026-06-13
   days on market $67,000 Active 4 DOM
8. 2026-06-10
   days on market $67,000 Active 2 DOM
9. 2026-06-09
   remarks 407-char remark
10. 2026-06-09
    listed $67,000 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: $280 · $23/mo
• Projected year-2 tax: $280 · $23/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $12,761
• − Mortgage interest: −$3,753
• − Property taxes: −$280
• − Insurance: −$335
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,949
• Taxable income: $4,403
• Est. tax owed @ 24.0%: −$1,057
• After-tax cash flow: $4,194/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

• Census place: Cherokee, AL
• 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

1 event — show timeline

• 2026-06-07 Listed $67,000 SAARMLS

Property tax history

+5.2%/yr

Latest (2025): $280 · +35.7% YoY. Source: county tax records.