207 River Bluff Dr · Sheffield, AL 35660

$155,000

3 bd · 1.0 ba · 1,704 sqft · SingleFamily public records · 23 Days on market

0.33 ac lot Est $152k · at est.

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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 +18.0/30.0
• ARV discount +6.5/15.0
• DSCR +5.6/10.0
• 1% rule +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this charming 3 bedroom, 1 bath home situated on a spacious, corner lot in River Bluff Subdivision. Conveniently located a few short blocks north of Downtown Sheffield, this property is being sold "as-is".

Key facts

• Upgraded plumbing
• Victorian-style home
• 0.33 acre lot

Tags

• VICTORIAN-STYLE HOME
• NEW WINDOWS WITH WARRANTY
• UPGRADED PLUMBING
• MODERNIZED ELECTRICAL
• EXTRA LARGE CORNER LOT
• METICULOUSLY MAINTAINED HVAC

Property features AI

Exterior

• Parking: Driveway; Carport (1 space)
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Corner lot; Subdivision: River Bluff
• Construction: Above-grade finished area
• Exterior features: Covered front and rear porches; Sliding doors; Wood privacy fencing with gate around backyard; Shed(s)

Interior

• Kitchen: Electric oven; Gas cooktop; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans
• Interior features: Fireplace (1); Crawl space basement
• Laundry & utility: Main-level laundry room; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $133 ($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 $134k (13.2% below list).
• Recommended offer: $134k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.1% in Sheffield — 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 60/100 on livability (#312 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Sheffield City (suburban): math 12% / reading 34% proficiency, ranked #103 of 129 in AL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wa Threadgill Primary School (304 students, 70% FRL); Sheffield Junior High School (math 2% / reading 32%, grade F, #200 of 257 statewide, top 78%, 186 students, 84% FRL); Sheffield High School (math 15% / reading 15%, grade F, #212 of 305 statewide, top 70%, 278 students, 66% FRL) — zoned schools at 73% FRL track the district average.
• Market conditions: 117 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $110k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,498 (13.2% 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. 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?
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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?
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: 0.87% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $151,656
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Alabama Ave	0.14mi	2/1.0 (-1)	1,597 (-6%)	5mo	$113,990	$71	74
815 Alabama Ct	0.18mi	3/2.0	1,809 (+6%)	12mo	$214,900	$119	67
1107 Nashville Ave	0.47mi	2/1.5 (-1)	1,737 (+2%)	10mo	$135,900	$78	60
606 N Nashville Ave	0.37mi	3/2.0	1,563 (-8%)	6mo	$158,000	$101	60
804 N Nashville Ave	0.39mi	3/2.0	1,770 (+4%)	15mo	$158,000	$89	59
1010 Alabama Ct	0.27mi	3/3.0	1,819 (+7%)	13mo	$239,000	$131	57
1203 N Nashville Ave	0.51mi	3/2.0	1,562 (-8%)	5mo	$135,900	$87	54
410 N Atlanta Ave	0.52mi	3/2.0	1,843 (+8%)	8mo	$97,000	$53	51
606 Atlanta Ave	0.50mi	4/1.0 (+1)	1,617 (-5%)	15mo	$60,000	$37	51
507 Dover Ave	0.63mi	4/2.5 (+1)	1,800 (+6%)	1mo	$169,999	$94	49
809 N Columbia Ave	0.42mi	4/2.0 (+1)	1,840 (+8%)	14mo	$130,500	$71	46
909 Atlanta Ave	0.51mi	4/2.0 (+1)	1,900 (+12%)	11mo	$189,900	$100	39

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-16,735
• Equity at exit: $23,111

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,964
• Equity at exit: $13,402

Cash invested: $43,400 (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 35660

• Home prices YoY: -29.5%
• Active inventory: 117
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $133

Break-even live

Break-even rent $1,177

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $220	-5% $177	+0% $133	+5% $89	+10% $45
Rent	-10% $26	-5% $80	+0% $133	+5% $186	+10% $239
Rate	-1.0pp $211	-0.5pp $172	base $133	+0.5pp $92	+1.0pp $52

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 N Nashville Ave Sheffield, AL	2.0	2.0	1200	$1,100	$0.92	45d	1	0.47mi
3112 E 21st Ave Sheffield, AL	4.0	2.0	1890	$1,595	$0.84	45d	1	1.01mi
701 E 18th St Sheffield, AL	4.0	2.5	2000	$1,800	$0.90	45d	1	1.34mi
3323 Oakwood Blvd Sheffield, AL	2.0	1.0	1100	$1,000	$0.91	46d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $155,000 Active 23 DOM
2. 2026-06-19
   days on market $155,000 Active 21 DOM
3. 2026-06-18
   days on market $155,000 Active 20 DOM
4. 2026-06-17
   days on market $155,000 Active 19 DOM
5. 2026-06-16
   days on market $155,000 Active 18 DOM
6. 2026-06-15
   days on market $155,000 Active 17 DOM
7. 2026-06-14
   days on market $155,000 Active 15 DOM
8. 2026-06-13
   days on market $155,000 Active 14 DOM
9. 2026-06-10
   days on market $155,000 Active 12 DOM
10. 2026-06-09
    days on market $155,000 Active 11 DOM
11. 2026-06-08
    days on market $155,000 Active 10 DOM
12. 2026-06-07
    days on market $155,000 Active 9 DOM
13. 2026-06-05
    days on market $155,000 Active 6 DOM
14. 2026-06-02
    days on market $155,000 Active 4 DOM
15. 2026-06-01
    days on market $155,000 Active 3 DOM
16. 2026-05-31
    days on market $155,000 Active 2 DOM
17. 2026-05-29
    listed $155,000 Active
18. 2023-05-25
    soldstatus $109,900 Closed 224-char remark

    Show marketing remark (224 chars)

    Come see this charming 3 bedroom, 1 bath home situated on a spacious, corner lot in River Bluff Subdivision. Conveniently located a few short blocks north of Downtown Sheffield, this property is being sold "as-is".

19. 2023-05-24
    soldstatus $109,000
20. 2023-05-18
    listed $109,900 224-char remark

    Show marketing remark (224 chars)

    Come see this charming 3 bedroom, 1 bath home situated on a spacious, corner lot in River Bluff Subdivision. Conveniently located a few short blocks north of Downtown Sheffield, this property is being sold "as-is".

21. 2023-05-18
    historical 224-char remark

    Show marketing remark (224 chars)

    Come see this charming 3 bedroom, 1 bath home situated on a spacious, corner lot in River Bluff Subdivision. Conveniently located a few short blocks north of Downtown Sheffield, this property is being sold "as-is".

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $636 · $53/mo
• Expected delta: +$6/yr ($0/mo · 0.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,140
• − Mortgage interest: −$8,682
• − Property taxes: −$630
• − Insurance: −$775
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$4,509
• Taxable loss: −$1,039
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,841/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: Sheffield City
• NCES district ID: 0103000
• Math proficiency: 12% ▼ -30.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $34,188
• Composite: 18.8/100
• National rank: #8866
• State rank: #103 of 129 in AL

Livability — Sheffield

• Score: 60/100
• State rank: #312
• US rank: #19366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, AL
• City population: 9,385
• Population (ZIP): 9,385

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 (68%)
• Race & ethnicity: White 68% Black 26% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -74.23%
• Current HPI: 177.3226
• 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

+41.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $155,000 SAARMLS
• 2023-05-25 Sold (MLS) $109,900 SAARMLS
• 2023-05-24 Sold (Public Records) $109,000 Public Records
• 2023-05-18 Delisted — SAARMLS
• 2023-05-18 Listed $109,900 SAARMLS

Property tax history

+4.8%/yr

Latest (2025): $630 · +6.4% YoY. Source: county tax records.