1629 Ridge Dr · Sheffield, AL 35660

$99,900

4 bd · 2.5 ba · 1,269 sqft · SingleFamily public records · 70 Days on market

Built 1942 7,841 sqft lot Est $159k · 37% under ↓ 39% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All things new! This house is move-in ready with new kitchen, stainless appliances and granite countertops and new 24x12 ceramic tile- new laundry and 1/2 bath add on off kitchen. New front and back deck, new landscaping and fenced in backyard. All new windows downstairs and front of house upstairs, new front and back door, new hardwoods throughout, new bath fixtures and toilets. New light fixtures, paint and plugs. 3 year old HVAC and roof. Downstairs bonus room doesn't have closet but closet is located just outside so could be a lower level master (it has bath attached) making 4 bedrooms if needed. Full basement with walkout to backyard. All located on a beautiful street in Sheffield with great curb appeal, don't miss this one! Buyer to verify square footage.

Key facts

• 7,841 sq ft lot
• Built 1942
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 5.1% in Sheffield — 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 60/100 on livability (#312 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Sheffield City (suburban): math 12% / reading 34% proficiency, ranked #103 of 129 in AL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sheffield Junior High School (math 2% / reading 32%, grade F, #200 of 257 statewide, top 78%, 186 students, 84% FRL); Sheffield High School (math 15% / reading 15%, grade F, #212 of 305 statewide, top 70%, 278 students, 66% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: 115 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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: 1.40% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.42%
• DSCR: 1.91
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $158,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1505 Pinehurst Blvd	0.22mi	3/1.0 (-1)	1,238 (-2%)	1mo	$159,000	$128	74
1305 E 34th St	0.48mi	3/1.5 (-1)	1,242 (-2%)	1mo	$155,000	$125	64
3403 Oakwood Blvd	0.42mi	3/2.0 (-1)	1,353 (+7%)	10mo	$169,000	$125	54
1602 Sheffield Dr	0.21mi	3/1.0 (-1)	1,105 (-13%)	9mo	$135,000	$122	50
238 Central Ave	0.62mi	3/2.0 (-1)	1,300 (+2%)	12mo	$194,000	$149	50
1217 Greer St	0.53mi	3/1.5 (-1)	1,386 (+9%)	2mo	$182,900	$132	49
1208 Greer St	0.48mi	3/2.0 (-1)	1,356 (+7%)	14mo	$142,900	$105	48
215 NW Central Ave	0.56mi	3/2.0 (-1)	1,400 (+10%)	4mo	$168,000	$120	47
3408 E 15th Ave	0.59mi	3/2.0 (-1)	1,400 (+10%)	2mo	$159,000	$114	46
3508 E 15th Ave	0.60mi	3/1.0 (-1)	1,360 (+7%)	3mo	$47,500	$35	46
1406 Parsons St	0.54mi	3/1.0 (-1)	1,175 (-7%)	7mo	$149,900	$128	45
3301 Hatch Blvd	0.73mi	3/1.0 (-1)	1,224 (-4%)	6mo	$132,000	$108	44

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $14,109
• Equity at exit: $14,895

10-year hold

• IRR: 21.6%
• Equity multiple: 2.83×
• Total profit: $51,257
• Equity at exit: $8,638

Cash invested: $27,972 (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 35660

• Home prices YoY: -29.5%
• Active inventory: 115
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,402 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $476

Break-even live

Break-even rent $800

Max offer price $99,900

Occupancy floor 61%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-03-03
   status Pending
2. 2026-02-25
   price $99,900
3. 2026-01-27
   price $115,000
4. 2025-12-23
   listed $125,000 Active
5. 2022-05-17
   soldstatus $170,000 Closed 771-char remark

   Show marketing remark (771 chars)

   All things new! This house is move-in ready with new kitchen, stainless appliances and granite countertops and new 24x12 ceramic tile- new laundry and 1/2 bath add on off kitchen. New front and back deck, new landscaping and fenced in backyard. All new windows downstairs and front of house upstairs, new front and back door, new hardwoods throughout, new bath fixtures and toilets. New light fixtures, paint and plugs. 3 year old HVAC and roof. Downstairs bonus room doesn't have closet but closet is located just outside so could be a lower level master (it has bath attached) making 4 bedrooms if needed. Full basement with walkout to backyard. All located on a beautiful street in Sheffield with great curb appeal, don't miss this one! Buyer to verify square footage.

6. 2022-05-17
   soldstatus $170,000

   Show marketing remark (771 chars)

   All things new! This house is move-in ready with new kitchen, stainless appliances and granite countertops and new 24x12 ceramic tile- new laundry and 1/2 bath add on off kitchen. New front and back deck, new landscaping and fenced in backyard. All new windows downstairs and front of house upstairs, new front and back door, new hardwoods throughout, new bath fixtures and toilets. New light fixtures, paint and plugs. 3 year old HVAC and roof. Downstairs bonus room doesn't have closet but closet is located just outside so could be a lower level master (it has bath attached) making 4 bedrooms if needed. Full basement with walkout to backyard. All located on a beautiful street in Sheffield with great curb appeal, don't miss this one! Buyer to verify square footage.

7. 2022-03-17
   listed $164,900 771-char remark

   Show marketing remark (771 chars)

   All things new! This house is move-in ready with new kitchen, stainless appliances and granite countertops and new 24x12 ceramic tile- new laundry and 1/2 bath add on off kitchen. New front and back deck, new landscaping and fenced in backyard. All new windows downstairs and front of house upstairs, new front and back door, new hardwoods throughout, new bath fixtures and toilets. New light fixtures, paint and plugs. 3 year old HVAC and roof. Downstairs bonus room doesn't have closet but closet is located just outside so could be a lower level master (it has bath attached) making 4 bedrooms if needed. Full basement with walkout to backyard. All located on a beautiful street in Sheffield with great curb appeal, don't miss this one! Buyer to verify square footage.

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $798 · $67/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,830
• − Mortgage interest: −$5,596
• − Property taxes: −$798
• − Insurance: −$500
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$2,906
• Taxable income: $4,337
• Est. tax owed @ 24.0%: −$1,041
• After-tax cash flow: $4,670/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: Sheffield City
• NCES district ID: 0103000
• Math proficiency: 12% ▼ -30.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $34,188
• Composite: 18.8/100
• National rank: #8866
• State rank: #103 of 129 in AL

Livability — Sheffield

• Score: 60/100
• State rank: #312
• US rank: #19366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, AL
• City population: 9,385
• Population (ZIP): 9,385

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 26% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.23%
• Current HPI: 177.3226
• 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

-39.4% since first listed

7 events — show timeline

• 2026-03-03 Pending — SAARMLS
• 2026-02-25 Price Changed $99,900 SAARMLS
• 2026-01-27 Price Changed $115,000 SAARMLS
• 2025-12-23 Listed $125,000 SAARMLS
• 2022-05-17 Sold (Public Records) $170,000 Public Records
• 2022-05-17 Sold (MLS) $170,000 SAARMLS
• 2022-03-17 Listed $164,900 SAARMLS

Property tax history

+41.2%/yr

Latest (2025): $798 · +3.9% YoY. Source: county tax records.