8373 Alabama Highway 168 · Boaz, AL 35957

$150,000

3 bd · 1.5 ba · 1,182 sqft · SingleFamily public records · 6 Days on market

Built 1947 0.33 ac lot Est $187k · 20% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located in Boaz, this home combines comfort, functionality, and value. Featuring 3 possibly 4 bedrooms and 1.5 bathrooms with detached garage, she shed and fenced yard, it offers endless possibilities. Whether you are looking for extra space for growing family, a home office or a hobby room, this property has the flexibility to make it your own.

Key facts

• Fenced yard
• Hobby room
• Detached garage

Tags

• DETACHED GARAGE
• FENCED YARD
• HOME OFFICE
• HOBBY ROOM

Property features AI

Finance

• HOA & community: No association; Subdivision: Metes And Bounds

Exterior

• Parking: Detached garage; Detached carport
• Utilities: Septic tank sewer
• Home design: Single-family residence; One story; Residential property; New construction: No
• Construction: Aluminum siding; Built with crawl space foundation; Year built not provided
• Exterior features: Public water

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: 7 total rooms; Crawl space basement; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $144 ($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 $149k (0.4% below list).
• Recommended offer: $149k (0.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.3% in Boaz — 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 61/100 on livability (#233 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, employment D+, amenities F.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Robert D Sloman Primary (596 students, 50% FRL); Douglas Middle School (math 9% / reading 39%, grade F, #168 of 257 statewide, top 66%, 496 students, 53% FRL); Douglas High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 674 students, 50% FRL).
• Market conditions: 88 active listings in the ZIP; 163 units permitted in Marshall 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 $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $150k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,462 (0.4% below list)

Questions for the listing agent

1. Built in 1947 — 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 D-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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $186,756
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Jennifer Ln	0.30mi	3/2.0	1,200 (+2%)	16mo	$189,900	$158	68
188 Jennifer Ln	0.35mi	3/2.0	1,200 (+2%)	14mo	$189,900	$158	67
194 Jennifer Ln	0.35mi	3/2.0	1,200 (+2%)	16mo	$189,900	$158	66
195 Jennifer Ln	0.39mi	3/2.0	1,200 (+2%)	19mo	$189,900	$158	61
15 Jennifer Ln	0.33mi	3/2.0	1,315 (+11%)	5mo	$222,000	$169	60

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-15,104
• Equity at exit: $22,365

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,240
• Equity at exit: $12,969

Cash invested: $42,000 (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 35957

• Home prices YoY: -10.6%
• Active inventory: 88
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $144

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 85%

Sensitivity live

Price	-10% $248	-5% $196	+0% $144	+5% $92	+10% $40
Rent	-10% $26	-5% $85	+0% $144	+5% $203	+10% $262
Rate	-1.0pp $220	-0.5pp $182	base $144	+0.5pp $105	+1.0pp $66

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 6 DOM
2. 2026-06-17
   days on market $150,000 Active 5 DOM
3. 2026-06-16
   days on market $150,000 Active 4 DOM
4. 2026-06-15
   days on market $150,000 Active 3 DOM
5. 2026-06-13
   remarks 360-char remark
6. 2026-06-13
   listed $150,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,935
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$4,364
• Taxable loss: −$700
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,898/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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 of 129 in AL

Livability — Boaz

• Score: 61/100
• State rank: #233
• US rank: #17318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,672

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.42%
• Current HPI: 249.5829
• 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

+66.5% since first listed

2 events — show timeline

• 2026-06-12 Listed $150,000 VMLS
• 2020-02-25 Sold (Public Records) $90,100 Public Records