101 E 4th Ave W · Glencoe, AL 35905

$150,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 70 Days on market

Built 1949 1.00 ac lot Est $184k · 18% 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 +16.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Priced approximately $40K below market value! This 3-bedroom, 2-bath home sits on a full 1-acre lot in Glencoe and offers incredible potential for the right buyer. Featuring a unfinished basement for added space and flexibility, this property is perfect for adding your own special touch. Home is being sold as-is, and presents an opportunity to build instant equity.

Key facts

• 1 acre lot
• Built 1949
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $77 ($923/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 $123k (18.1% below list).
• Recommended offer: $123k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.7% in Glencoe — 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 65/100 on livability (#126 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, health & safety F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glencoe Elementary School (math 27% / reading 77%, grade C-, #102 of 627 statewide, top 17%, 390 students, 60% FRL); Glencoe Middle School (math 9% / reading 56%, grade F, #105 of 257 statewide, top 42%, 304 students, 62% FRL); Glencoe High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 285 students, 52% FRL) — zoned schools average 58% FRL vs 41% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 52 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 $4k 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 70 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,786 (18.1% 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 18% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — 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 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?
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: 0.82% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $183,750
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Ward Cir	0.51mi	3/2.0	1,500 (+2%)	2mo	$244,900	$163	72
204 Ward Cir	0.50mi	3/2.0	1,407 (-4%)	10mo	$232,000	$165	61
305 Aderholt St	0.11mi	3/2.0	1,603 (+9%)	23mo	$166,000	$104	60
114 Johnson St	0.17mi	3/1.0	1,352 (-8%)	20mo	$40,000	$30	58
404 Willowbrook Ave	0.66mi	3/2.0	1,452 (-1%)	13mo	$195,000	$134	57
301 Main St W	0.25mi	3/2.0	1,655 (+13%)	23mo	$150,000	$91	48
104 Taylor Rd	0.53mi	3/2.0	1,570 (+7%)	23mo	$155,000	$99	45
403 Taylor Rd	0.75mi	3/1.0	1,404 (-4%)	12mo	$167,000	$119	44
400 Lonesome Bend Rd	0.64mi	3/2.0	1,300 (-12%)	9mo	$167,000	$128	43
202 Ann St	0.75mi	3/2.0	1,313 (-11%)	8mo	$199,900	$152	41
313 Juanita St	0.67mi	3/2.0	1,250 (-15%)	22mo	$155,900	$125	26

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-19,479
• Equity at exit: $22,365

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-10,938
• Equity at exit: $12,969

Cash invested: $42,000 (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 35905

• Home prices YoY: -12.2%
• Active inventory: 52
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$44 /mo · $528/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $77

Break-even live

Break-even rent $1,131

Max offer price $150,000

Occupancy floor 89%

Sensitivity live

Price	-10% $162	-5% $119	+0% $77	+5% $34	+10% $-8
Rent	-10% $-20	-5% $28	+0% $77	+5% $125	+10% $174
Rate	-1.0pp $152	-0.5pp $115	base $77	+0.5pp $38	+1.0pp $-2

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-22
   status Pending
2. 2026-02-11
   listed $150,000 Active

ⓘ 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: $528 · $44/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$87/yr (+$7/mo · 16.5%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $14,734
• − Mortgage interest: −$8,402
• − Property taxes: −$528
• − Insurance: −$750
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,364
• Taxable loss: −$1,667
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $1,323/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Glencoe

• Score: 65/100
• State rank: #126
• US rank: #12912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glencoe, AL
• Population (ZIP): 6,308

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 1% Black 1% Asian 1%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

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: ▼ -33.70%
• Current HPI: 241.9924
• 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

2 events — show timeline

• 2026-04-22 Pending — VMLS
• 2026-02-11 Listed $150,000 VMLS

Property tax history

+10.8%/yr

Latest (2025): $528 · +0.0% YoY. Source: county tax records.