8 Laurel Rd · Gadsden, AL 35904

$69,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 168 Days on market

Built 1920 5,227 sqft lot $82/sqft · 9% above area Est $63k · 9% over

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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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +5.9/10.0
• ARV discount +3.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this move-in-ready two-bedroom, one-bath home in Gadsden that has been thoughtfully renovated for comfort and peace of mind. The property features new electrical, new plumbing, a durable metal roof, and a new air conditioner unit. Inside, you'll find a fully updated bathroom and laminate flooring throughout, giving the home a fresh and modern feel. Schedule your private showing to experience the updates and value this home offers.

Key facts

• Durable metal roof
• New plumbing
• Move-in-ready

Tags

• MOVE-IN-READY
• THOUGHTFULLY RENOVATED
• NEW ELECTRICAL
• NEW PLUMBING
• DURABLE METAL ROOF
• NEW AIR CONDITIONER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.1% in Gadsden — 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 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; 2 comparable units currently listed for rent nearby; 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 $477 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $16k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $69k implies a 393% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $63,363
• List price: $69,000
• Delta: 8.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Laurel Rd	0.00mi	2/1.0	840 (0%)	1mo	$67,000	$80	99
8 Peachtree St	0.26mi	2/1.0	882 (+5%)	12mo	$69,000	$78	69
7 Hinsdale Ave	0.19mi	1/1.0 (-1)	774 (-8%)	11mo	$74,000	$96	64
42 Wilkinson Ave E	0.21mi	2/2.0	920 (+10%)	11mo	$132,500	$144	62
803 N 32nd St	0.47mi	2/1.0	894 (+6%)	10mo	$80,000	$89	59
506 33rd St N	0.58mi	2/1.0	912 (+9%)	9mo	$28,200	$31	51
2706 Sansom Ave	0.38mi	3/1.0 (+1)	736 (-12%)	23mo	$15,000	$20	38
922 N 33rd St	0.58mi	3/1.0 (+1)	960 (+14%)	16mo	$65,000	$68	31

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $40
• Equity at exit: $10,288

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $14,411
• Equity at exit: $5,966

Cash invested: $19,320 (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: 7.7×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$25 /mo · $304/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $177

Break-even live

Break-even rent $526

Max offer price $69,000

Occupancy floor 71%

Sensitivity live

Price	-10% $216	-5% $196	+0% $177	+5% $157	+10% $138
Rent	-10% $117	-5% $147	+0% $177	+5% $206	+10% $236
Rate	-1.0pp $211	-0.5pp $194	base $177	+0.5pp $159	+1.0pp $141

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 W Tuscaloosa Ave Gadsden, AL	2.0	1.0	1056	$750	$0.71	44d	1	0.27mi
504 Pearl St Gadsden, AL	2.0	1.0	903	$750	$0.83	44d	1	1.18mi

Listing history 6 events

1. 2026-05-04
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Discover this move-in-ready two-bedroom, one-bath home in Gadsden that has been thoughtfully renovated for comfort and peace of mind. The property features new electrical, new plumbing, a durable metal roof, and a new air conditioner unit. Inside, you'll find a fully updated bathroom and laminate flooring throughout, giving the home a fresh and modern feel. Schedule your private showing to experience the updates and value this home offers.

2. 2026-04-18
   price $69,000 443-char remark

   Show marketing remark (443 chars)

   Discover this move-in-ready two-bedroom, one-bath home in Gadsden that has been thoughtfully renovated for comfort and peace of mind. The property features new electrical, new plumbing, a durable metal roof, and a new air conditioner unit. Inside, you'll find a fully updated bathroom and laminate flooring throughout, giving the home a fresh and modern feel. Schedule your private showing to experience the updates and value this home offers.

3. 2026-01-24
   price $75,000 443-char remark

   Show marketing remark (443 chars)

   Discover this move-in-ready two-bedroom, one-bath home in Gadsden that has been thoughtfully renovated for comfort and peace of mind. The property features new electrical, new plumbing, a durable metal roof, and a new air conditioner unit. Inside, you'll find a fully updated bathroom and laminate flooring throughout, giving the home a fresh and modern feel. Schedule your private showing to experience the updates and value this home offers.

4. 2025-11-17
   listed $85,000 Active 443-char remark

   Show marketing remark (443 chars)

   Discover this move-in-ready two-bedroom, one-bath home in Gadsden that has been thoughtfully renovated for comfort and peace of mind. The property features new electrical, new plumbing, a durable metal roof, and a new air conditioner unit. Inside, you'll find a fully updated bathroom and laminate flooring throughout, giving the home a fresh and modern feel. Schedule your private showing to experience the updates and value this home offers.

5. 2023-03-09
   listed $1 Active
6. 2006-12-19
   soldstatus $14,000

ⓘ 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: $304 · $25/mo
• Projected year-2 tax: $304 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$3,865
• − Property taxes: −$304
• − Insurance: −$345
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,007
• Taxable income: $1,039
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $1,870/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

+392.9% since first listed

6 events — show timeline

• 2026-05-04 Pending — SAMLS
• 2026-04-18 Price Changed $69,000 SAMLS
• 2026-01-24 Price Changed $75,000 SAMLS
• 2025-11-17 Listed $85,000 SAMLS
• 2023-03-09 Listed $1 VMLS
• 2006-12-19 Sold (Public Records) $14,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $304 · -4.0% YoY. Source: county tax records.