705 Church Rd · Gadsden, AL 35904

$165,000

3 bd · 1.0 ba · 1,953 sqft · SingleFamily public records · 71 Days on market

Built 1960 0.61 ac lot $84/sqft · 20% below area Est $206k · 20% 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
• Cash flow +10.8/30.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bed, 2 bath home on Noccalula Mt. With a little TLC, this home will sparkle. The screened back porch is perfect for your morning coffee or evening relaxation. For the Gardner, there's a garden room with floor drains. Call today for your showing.

Key facts

• Screened back porch
• Garden room
• 0.61 acre lot

Tags

• SCREENED BACK PORCH
• GARDEN ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-75 ($-902/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (29.9% below list).
• Recommended offer: $116k (29.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 119 units permitted in Etowah 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.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• 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 $115,694 (29.9% 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 71 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.95%
• DSCR: 0.91
• GRM: 11.9

CMA / ARV

• ARV (median comp): $205,665
• List price: $165,000
• Delta: -19.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2301 Fairview Rd	0.05mi	3/2.0	1,861 (-5%)	10mo	$164,000	$88	78
2305 Fairview Rd	0.06mi	4/2.0 (+1)	2,127 (+9%)	3mo	$187,000	$88	71
2224 Argyle Way	0.23mi	3/2.0	1,765 (-10%)	1mo	$264,500	$150	69
618 Tabor Rd	0.33mi	2/2.0 (-1)	1,966 (+1%)	13mo	$214,000	$109	64
117 Argyle Ln	0.46mi	3/2.0	1,952 (-0%)	14mo	$229,900	$118	63
133 Argyle Ln	0.38mi	4/2.0 (+1)	2,022 (+4%)	8mo	$147,500	$73	60
212 Elsmore Blvd	0.13mi	3/2.0	1,702 (-13%)	10mo	$257,500	$151	60
700 Agricola Dr	0.54mi	4/1.5 (+1)	1,994 (+2%)	11mo	$94,500	$47	55
2200 Noccalula Rd	0.52mi	4/2.0 (+1)	1,964 (+1%)	14mo	$224,000	$114	55
108 Aurene Rd	0.62mi	3/2.0	2,021 (+4%)	12mo	$190,000	$94	52
208 Tabor Rd	0.66mi	3/2.5	2,042 (+5%)	14mo	$200,000	$98	44
237 Tabor Rd	0.57mi	4/2.0 (+1)	1,801 (-8%)	12mo	$179,900	$100	42

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-31,600
• Equity at exit: $24,602

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-33,988
• Equity at exit: $14,266

Cash invested: $46,200 (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 35904

• Home prices YoY: -17.1%
• Active inventory: 84
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-75

Break-even live

Break-even rent $1,252

Max offer price $151,721

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-28	+0% $-75	+5% $-122	+10% $-169
Rent	-10% $-167	-5% $-121	+0% $-75	+5% $-29	+10% $16
Rate	-1.0pp $8	-0.5pp $-33	base $-75	+0.5pp $-118	+1.0pp $-161

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $165,000 Active 71 DOM
2. 2026-06-18
   days on market $165,000 Active 70 DOM
3. 2026-06-17
   days on market $165,000 Active 69 DOM
4. 2026-06-16
   days on market $165,000 Active 68 DOM
5. 2026-06-15
   days on market $165,000 Active 67 DOM
6. 2026-06-14
   days on market $165,000 Active 65 DOM
7. 2026-06-12
   days on market $165,000 Active 64 DOM
8. 2026-06-09
   days on market $165,000 Active 61 DOM
9. 2026-06-08
   days on market $165,000 Active 60 DOM
10. 2026-06-07
    days on market $165,000 Active 59 DOM
11. 2026-06-07
    days on market $165,000 Active 58 DOM
12. 2026-06-04
    days on market $165,000 Active 55 DOM
13. 2026-06-02
    days on market $165,000 Active 54 DOM
14. 2026-06-01
    days on market $165,000 Active 53 DOM
15. 2026-05-31
    days on market $165,000 Active 52 DOM
16. 2026-05-31
    days on market $165,000 Active 51 DOM
17. 2026-04-16
    status Active 256-char remark

    Show marketing remark (256 chars)

    Spacious 3 bed, 2 bath home on Noccalula Mt. With a little TLC, this home will sparkle. The screened back porch is perfect for your morning coffee or evening relaxation. For the Gardner, there's a garden room with floor drains. Call today for your showing.

18. 2026-04-15
    status Pending 256-char remark

    Show marketing remark (256 chars)

    Spacious 3 bed, 2 bath home on Noccalula Mt. With a little TLC, this home will sparkle. The screened back porch is perfect for your morning coffee or evening relaxation. For the Gardner, there's a garden room with floor drains. Call today for your showing.

19. 2026-04-08
    listed $165,000 Active 256-char remark

    Show marketing remark (256 chars)

    Spacious 3 bed, 2 bath home on Noccalula Mt. With a little TLC, this home will sparkle. The screened back porch is perfect for your morning coffee or evening relaxation. For the Gardner, there's a garden room with floor drains. Call today for your showing.

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$15/yr (+$1/mo · 2.3%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% 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: $13,883
• − Mortgage interest: −$9,243
• − Property taxes: −$662
• − Insurance: −$825
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$4,800
• Taxable loss: −$3,867
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $26/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 13,571

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 (77%)
• Race & ethnicity: White 77% Black 13% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -44.06%
• Current HPI: 213.3981
• 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

3 events — show timeline

• 2026-04-16 Relisted — VMLS
• 2026-04-15 Pending — VMLS
• 2026-04-08 Listed $165,000 VMLS

Property tax history

+1.9%/yr

Latest (2025): $662 · -26.1% YoY. Source: county tax records.