1111 1st Pl NW #1 · Arab, AL 35016

$162,500

4 bd · 1.5 ba · 1,643 sqft · SingleFamily · 46 Days on market

Built 1973 Good condition 0.70 ac lot $99/sqft · 30% below area Est $231k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.7/30.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

All offers must be submitted at www. vrmproperties.com. Agents must register as a User, enter the property address, and click on "Start Offer". This property may qualify for Seller Financing (Vendee). If property was built prior to 1978, Lead Based Paint Potentially Exists. 4 bedroom 1.5 bath , on corner lot, fenced back yard, purchaser to verify sq footage , land amount, septic system, school district sold as is where is

Key facts

• 0.7 acre lot
• Parking
• Built 1973

Property features AI

Finance

• Other: Located in the Arab area (not in a subdivision); Listing broker: Alabama Realty Group

Exterior

• Parking: Carport with 1 space
• Utilities: Public sewer
• Home design: Single-family residential property
• Construction: Approximately 1,643 above-grade finished area
• Exterior features: Corner lot with dimensions approximately 170 x 190 x 170 x 190; Zoned R1

Interior

• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $162k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (23.1% below list).
• Recommended offer: $125k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Arab — 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 64/100 on livability (#149 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Arab City (rural): math 47% / reading 64% proficiency, ranked #9 of 129 in AL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Arab Elementary School (math 59% / reading 73%, grade B+, #36 of 627 statewide, top 6%, 580 students, 52% FRL); Arab High School (math 37% / reading 47%, grade F, #28 of 305 statewide, top 10%, 779 students, 40% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 178 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Recommended offer $125,000 (23.1% 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 46 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $231,445
• List price: $162,500
• Delta: -29.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 12th St NW	0.26mi	3/2.0 (-1)	1,634 (-0%)	10mo	$185,000	$113	72
1011 Old Cullman Rd	0.26mi	4/2.0	1,727 (+5%)	15mo	$329,000	$191	65
139 Skidmore Dr NW	0.21mi	3/2.0 (-1)	1,418 (-14%)	3mo	$284,000	$200	58
82 10th St NW	0.20mi	3/2.0 (-1)	1,564 (-5%)	23mo	$239,500	$153	56
535 10th St NW	0.57mi	3/2.0 (-1)	1,680 (+2%)	12mo	$280,000	$167	53
425 10th St NW	0.46mi	3/2.5 (-1)	1,540 (-6%)	16mo	$189,000	$123	46
132 11th St NW	0.19mi	3/2.0 (-1)	1,416 (-14%)	21mo	$289,000	$204	44
227 11th St NW	0.28mi	3/2.0 (-1)	1,422 (-14%)	17mo	$225,000	$158	43
841 SW School Cir SW	0.62mi	4/2.0	1,750 (+6%)	21mo	$230,900	$132	41

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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-34,943
• Equity at exit: $24,229

10-year hold

• IRR: -16.3%
• Equity multiple: 0.09×
• Total profit: $-41,464
• Equity at exit: $14,050

Cash invested: $45,500 (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 35016

• Home prices YoY: -28.0%
• Active inventory: 178
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$852
• Tax est. 1.5%: −$203 /mo · $2,438/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-136

Break-even live

Break-even rent $1,422

Max offer price $142,893

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-79	+0% $-136	+5% $-192	+10% $-248
Rent	-10% $-234	-5% $-185	+0% $-136	+5% $-86	+10% $-37
Rate	-1.0pp $-54	-0.5pp $-94	base $-136	+0.5pp $-178	+1.0pp $-220

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
353 4th Ave NW Arab, AL	3.0	1.0	1092	$1,250	$1.14	4d	1	0.98mi

Listing history 17 events

1. 2026-06-21
   days on market $162,500 Active 46 DOM
2. 2026-06-19
   days on market $162,500 Active 44 DOM
3. 2026-06-18
   days on market $162,500 Active 43 DOM
4. 2026-06-17
   days on market $162,500 Active 42 DOM
5. 2026-06-16
   days on market $162,500 Active 41 DOM
6. 2026-06-15
   days on market $162,500 Active 40 DOM
7. 2026-06-14
   days on market $162,500 Active 38 DOM
8. 2026-06-12
   days on market $162,500 Active 37 DOM
9. 2026-06-09
   days on market $162,500 Active 34 DOM
10. 2026-06-08
    days on market $162,500 Active 33 DOM
11. 2026-06-07
    days on market $162,500 Active 32 DOM
12. 2026-06-04
    days on market $162,500 Active 28 DOM
13. 2026-06-02
    days on market $162,500 Active 27 DOM
14. 2026-06-01
    days on market $162,500 Active 26 DOM
15. 2026-05-31
    days on market $162,500 Active 25 DOM
16. 2026-05-31
    days on market $162,500 Active 24 DOM
17. 2026-05-05
    listed $162,500 Active 435-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $15,000
• − Mortgage interest: −$9,103
• − Property taxes: −$2,438
• − Insurance: −$812
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,727
• Taxable loss: −$4,480
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $-551/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

The home is in good condition with cosmetic updates needed to modernize the kitchen and bathrooms, increasing its resale value.

Repairs flagged

• Minor Backsplash — Dated and could be replaced for a fresh look
• Minor Appliances — Older models that could be upgraded for a more modern feel
• Minor Bathroom Fixtures — Older fixtures that could be replaced for a more modern look

Value-add opportunities

• Resale Replace back splash — Modernizes the kitchen and adds value
• Resale Upgrade appliances — Modernizes the kitchen and adds value
• Resale Replace bathroom fixtures — Modernizes the bathrooms and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Backsplash · Dated and could be replaced for a fresh look	Minor	$500–3,000
Appliances · Older models that could be upgraded for a more modern feel	Minor	$500–3,000
Bathroom Fixtures · Older fixtures that could be replaced for a more modern look	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale Replace back splash — Modernizes the kitchen and adds value ↑
• Resale Upgrade appliances — Modernizes the kitchen and adds value ↑
• Resale Replace bathroom fixtures — Modernizes the bathrooms and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Arab City
• NCES district ID: 0100100
• Math proficiency: 47% ▼ -25.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $42,728
• Composite: 46.58/100
• National rank: #2422
• State rank: #9 of 129 in AL

Livability — Arab

• Score: 64/100
• State rank: #149
• US rank: #13733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arab, AL
• City population: 17,435
• Population (ZIP): 17,435

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -70.17%
• Current HPI: 180.2225
• 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

• 2026-05-05 Listed $162,500 SAARMLS