102 11th St W · Grant, AL 35747

$199,500

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 20 Days on market

Built 1986 0.35 ac lot Est $230k · 13% under

---

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 +22.1/30.0
• ARV discount +13.4/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• 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

What a cute home in the heart of Grant! Located just off Main Street in the highly sought-after DAR School District, this charming home offers comfortable living with a spacious den addition perfect for relaxing or entertaining. The roof is brand new, HVAC was replaced in 2022, and the kitchen appliances are less than two years old. Washer and dryer remain with the home. Enjoy outdoor living on the large back deck and the convenience of being close to everything Grant has to offer. A great opportunity to own a well-maintained home in a fantastic location!

Key facts

• Large back deck
• Hvac replaced
• Brand new roof

Tags

• SPACIOUS DEN ADDITION
• BRAND NEW ROOF
• HVAC REPLACED
• LARGE BACK DECK
• WELL-MAINTAINED HOME

Property features AI

Finance

• Other: Lot about 0.35 acres; Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Gravel driveway
• Utilities: Septic sewer
• Home design: Single family residence; One story; Built in 1986; Residential property
• Exterior features: Deck; Front porch

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/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 $190k (4.8% below list).
• Recommended offer: $190k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% vs local median 2.6% in Grant — 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 (#235 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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: Kate D Smith Dar Elementary School (math 27% / reading 52%, grade F, #243 of 627 statewide, top 41%, 585 students, 43% FRL); Kate Duncan Smith Dar Middle (math 13% / reading 54%, grade F, #99 of 257 statewide, top 39%, 364 students, 42% FRL); Kate D Smith Dar High School (math 32% / reading 52%, grade F, #28 of 305 statewide, top 10%, 394 students, 34% FRL) — zoned schools average 39% FRL vs 63% district-wide (24 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 38% at this address vs 26% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Marshall County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 95 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $200k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $190,000 (4.8% 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 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $229,824
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 10th St W	0.06mi	3/2.0	1,328 (-3%)	9mo	$310,000	$233	84
101 9th St W	0.20mi	3/2.0	1,321 (-3%)	6mo	$189,900	$144	80
405 Peck Sutton Rd	0.33mi	3/2.0	1,423 (+4%)	10mo	$270,000	$190	69
215 9th St W	0.14mi	3/2.0	1,235 (-10%)	14mo	$132,500	$107	66
2221 Old Union Rd	0.40mi	4/2.0 (+1)	1,252 (-8%)	7mo	$210,000	$168	56

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-11,931
• Equity at exit: $29,746

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $15,614
• Equity at exit: $17,249

Cash invested: $55,860 (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 35747

• Home prices YoY: -28.9%
• Active inventory: 95
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $322

Break-even live

Break-even rent $1,493

Max offer price $199,500

Occupancy floor 78%

Sensitivity live

Price	-10% $435	-5% $378	+0% $322	+5% $265	+10% $209
Rent	-10% $172	-5% $247	+0% $322	+5% $397	+10% $472
Rate	-1.0pp $422	-0.5pp $372	base $322	+0.5pp $270	+1.0pp $217

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2253 Old Union Rd Grant, AL	3.0	2.0	1200	$1,900	$1.58	22d	1	0.41mi

Listing history 3 events

1. 2026-05-01
   status Pending
2. 2026-04-11
   listed $199,500 Active
3. 2025-01-07
   soldstatus $100,000

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $818 · $68/mo
• Expected delta: +$218/yr (+$18/mo · 36.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$11,175
• − Property taxes: −$599
• − Insurance: −$998
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,804
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $3,722/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 — Grant

• Score: 61/100
• State rank: #235
• US rank: #17358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grant, AL
• Population (ZIP): 6,546

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% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Slovak 4% Italian 1% Romanian 1%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 2% Korean 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: ▼ -91.60%
• Current HPI: 225.7152
• 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

+99.5% since first listed

3 events — show timeline

• 2026-05-01 Pending — VMLS
• 2026-04-11 Listed $199,500 VMLS
• 2025-01-07 Sold (Public Records) $100,000 Public Records