80 Pine Ln · Sardis City, AL 35956

$189,000

3 bd · 1.0 ba · 1,093 sqft · SingleFamily public records · 63 Days on market

Built 1976 $173/sqft · at area comps Est $239k · 21% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.2/30.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3 bedroom, 2 bathroom property offering over 1,300 square feet of comfortable living space. Perfectly suited for a first-time homebuyer or someone looking to downsize, this home features a great floor plan designed for easy everyday living. The spacious master bedroom provides a relaxing retreat, while the huge sunroom offers the ideal space for entertaining or unwinding year-round. Enjoy the convenience of an attached carport plus a detached 2-car garage, giving you plenty of parking and storage. Situated on a spacious lot, there is room to enjoy outdoor living, gardening, or play. Located in close proximity to the Sardis school system.

Key facts

• Attached carport
• Huge sunroom
• Spacious lot

Tags

• HUGE SUNROOM
• ATTACHED CARPORT
• DETACHED 2-CAR GARAGE
• SPACIOUS LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-426 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (39.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (54.2% below list).
• Recommended offer: $87k (54.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#83 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• 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: 73 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $71k; list at $189k implies a 166% gain — meaningful room to come down on a strong offer.

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 $86,568 (54.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.46% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.67%
• DSCR: 0.57
• GRM: 18.2

CMA / ARV

• ARV (median comp): $238,633
• List price: $189,000
• Delta: -20.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Gaines St	0.75mi	2/1.0 (-1)	1,092 (-0%)	1mo	$380,000	$348	59
1188 Church St	0.13mi	3/1.5	1,215 (+11%)	18mo	$181,000	$149	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.43×
• Total profit: $75,665
• Equity at exit: $170,266

10-year hold

• IRR: 16.4%
• Equity multiple: 5.61×
• Total profit: $243,968
• Equity at exit: $367,185

Cash invested: $52,920 (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 35956

• Home prices YoY: 4.5%
• Active inventory: 73
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-426

Break-even live

Break-even rent $1,406

Max offer price $113,662

Occupancy floor —

Sensitivity live

Price	-10% $-319	-5% $-373	+0% $-426	+5% $-480	+10% $-533
Rent	-10% $-495	-5% $-461	+0% $-426	+5% $-392	+10% $-358
Rate	-1.0pp $-331	-0.5pp $-378	base $-426	+0.5pp $-475	+1.0pp $-525

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-09
   status $189,000 Pending 63 DOM
2. 2026-06-08
   days on market $189,000 Active 63 DOM
3. 2026-06-07
   days on market $189,000 Active 62 DOM
4. 2026-06-05
   days on market $189,000 Active 59 DOM
5. 2026-06-03
   days on market $189,000 Active 58 DOM
6. 2026-06-02
   days on market $189,000 Active 57 DOM
7. 2026-06-01
   days on market $189,000 Active 56 DOM
8. 2026-05-31
   days on market $189,000 Active 55 DOM
9. 2026-05-30
   days on market $189,000 Active 54 DOM
10. 2026-05-19
    price $189,000 675-char remark

    Show marketing remark (675 chars)

    Welcome home to this charming 3 bedroom, 2 bathroom property offering over 1,300 square feet of comfortable living space. Perfectly suited for a first-time homebuyer or someone looking to downsize, this home features a great floor plan designed for easy everyday living. The spacious master bedroom provides a relaxing retreat, while the huge sunroom offers the ideal space for entertaining or unwinding year-round. Enjoy the convenience of an attached carport plus a detached 2-car garage, giving you plenty of parking and storage. Situated on a spacious lot, there is room to enjoy outdoor living, gardening, or play. Located in close proximity to the Sardis school system.

11. 2026-05-12
    price $189,500 675-char remark

    Show marketing remark (675 chars)

    Welcome home to this charming 3 bedroom, 2 bathroom property offering over 1,300 square feet of comfortable living space. Perfectly suited for a first-time homebuyer or someone looking to downsize, this home features a great floor plan designed for easy everyday living. The spacious master bedroom provides a relaxing retreat, while the huge sunroom offers the ideal space for entertaining or unwinding year-round. Enjoy the convenience of an attached carport plus a detached 2-car garage, giving you plenty of parking and storage. Situated on a spacious lot, there is room to enjoy outdoor living, gardening, or play. Located in close proximity to the Sardis school system.

12. 2026-04-20
    price $189,900 675-char remark

    Show marketing remark (675 chars)

    Welcome home to this charming 3 bedroom, 2 bathroom property offering over 1,300 square feet of comfortable living space. Perfectly suited for a first-time homebuyer or someone looking to downsize, this home features a great floor plan designed for easy everyday living. The spacious master bedroom provides a relaxing retreat, while the huge sunroom offers the ideal space for entertaining or unwinding year-round. Enjoy the convenience of an attached carport plus a detached 2-car garage, giving you plenty of parking and storage. Situated on a spacious lot, there is room to enjoy outdoor living, gardening, or play. Located in close proximity to the Sardis school system.

13. 2026-04-06
    listed $194,900 Active 675-char remark

    Show marketing remark (675 chars)

    Welcome home to this charming 3 bedroom, 2 bathroom property offering over 1,300 square feet of comfortable living space. Perfectly suited for a first-time homebuyer or someone looking to downsize, this home features a great floor plan designed for easy everyday living. The spacious master bedroom provides a relaxing retreat, while the huge sunroom offers the ideal space for entertaining or unwinding year-round. Enjoy the convenience of an attached carport plus a detached 2-car garage, giving you plenty of parking and storage. Situated on a spacious lot, there is room to enjoy outdoor living, gardening, or play. Located in close proximity to the Sardis school system.

14. 2017-07-31
    soldstatus $71,000 201-char remark

    Show marketing remark (201 chars)

    SARDIS--NEWLY PAINTED EXTERIOR (2016), NEW CENTRAL H/A (2016). 3BD 2BA, OPEN KITCHEN, LARGE LIVING ROOM, SUN ROOM, DETACHED 2 CAR GAR/WORKSHOP WITH SEP DRIVEWAY, FENCED BACKYARD, 1 CAR CARPORT. $74,900

15. 2017-04-20
    listed $74,900 201-char remark

    Show marketing remark (201 chars)

    SARDIS--NEWLY PAINTED EXTERIOR (2016), NEW CENTRAL H/A (2016). 3BD 2BA, OPEN KITCHEN, LARGE LIVING ROOM, SUN ROOM, DETACHED 2 CAR GAR/WORKSHOP WITH SEP DRIVEWAY, FENCED BACKYARD, 1 CAR CARPORT. $74,900

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$289/yr (+$24/mo · 59.6%)

ⓘ 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 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,388
• − Mortgage interest: −$10,587
• − Property taxes: −$486
• − Insurance: −$945
• − Repairs & maintenance: −$831
• − Management: −$831
• − Depreciation: −$5,498
• Taxable loss: −$8,790
• Est. tax savings @ 24.0%: +$2,110
• After-tax cash flow: $-3,008/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 — Sardis City

• Score: 67/100
• State rank: #83
• US rank: #10702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardis City, AL
• Population (ZIP): 8,381

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 12.87%
• Current HPI: 299.2131
• 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

+152.3% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $189,000 VMLS
• 2026-05-12 Price Changed $189,500 VMLS
• 2026-04-20 Price Changed $189,900 VMLS
• 2026-04-06 Listed $194,900 VMLS
• 2017-07-31 Sold (MLS) $71,000 VMLS
• 2017-04-20 Listed $74,900 VMLS

Property tax history

-0.6%/yr

Latest (2025): $486 · +0.0% YoY. Source: county tax records.