2105 Sunset Dr NW · Hartselle, AL 35640

$159,900

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 24 Days on market

Built 1984 0.34 ac lot $106/sqft · 29% below area Est $225k · 29% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bedroom, 2 bathroom home offering 1,512 sq ft on a spacious 0.34-acre lot in Hartselle. This property features hardwood floors, tile, and carpet throughout, along with a cozy fireplace. The home includes a functional layout with ample living space and a full basement that is heated and cooled, offering great potential for additional living or storage. Roof updated in 2019. Conveniently located near Hwy 31 for easy access to shopping, dining, and commuting.

Key facts

• Full basement
• Spacious lot
• Updated roof

Tags

• HARDWOOD FLOORS
• COZY FIREPLACE
• FULL BASEMENT
• SPACIOUS LOT
• UPDATED ROOF
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $70 ($840/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 $142k (11.4% below list).
• Recommended offer: $142k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.1% in Hartselle — 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 72/100 on livability (#32 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hartselle City (other): math 41% / reading 64% proficiency, ranked #10 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 189 active listings in the ZIP; 231 units permitted in Morgan 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.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,599 (11.4% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.89% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (median comp): $224,923
• List price: $159,900
• Delta: -28.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2105 Sunset Dr NW	0.00mi	3/2.0	1,512 (0%)	1mo	$143,826	$95	95
604 Douglas Dr NW	0.64mi	3/2.0	1,348 (-11%)	6mo	$217,000	$161	43
1850 Peach Orchard Rd NW	0.58mi	3/2.0	1,333 (-12%)	8mo	$215,000	$161	43
1722 Memory Ln NW	0.65mi	3/2.0	1,320 (-13%)	6mo	$210,000	$159	40
2006 Bailey St NW	0.71mi	3/2.0	1,397 (-8%)	20mo	$235,000	$168	34

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-21,466
• Equity at exit: $23,842

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-13,007
• Equity at exit: $13,825

Cash invested: $44,772 (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 35640

• Home prices YoY: -13.6%
• Active inventory: 189
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,416 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $70

Break-even live

Break-even rent $1,327

Max offer price $159,900

Occupancy floor 90%

Sensitivity live

Price	-10% $161	-5% $115	+0% $70	+5% $25	+10% $-21
Rent	-10% $-42	-5% $14	+0% $70	+5% $126	+10% $182
Rate	-1.0pp $151	-0.5pp $111	base $70	+0.5pp $29	+1.0pp $-14

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-09
   status Pending 477-char remark

   Show marketing remark (477 chars)

   Check out this 3 bedroom, 2 bathroom home offering 1,512 sq ft on a spacious 0.34-acre lot in Hartselle. This property features hardwood floors, tile, and carpet throughout, along with a cozy fireplace. The home includes a functional layout with ample living space and a full basement that is heated and cooled, offering great potential for additional living or storage. Roof updated in 2019. Conveniently located near Hwy 31 for easy access to shopping, dining, and commuting.

2. 2026-05-06
   price $159,900 477-char remark

   Show marketing remark (477 chars)

   Check out this 3 bedroom, 2 bathroom home offering 1,512 sq ft on a spacious 0.34-acre lot in Hartselle. This property features hardwood floors, tile, and carpet throughout, along with a cozy fireplace. The home includes a functional layout with ample living space and a full basement that is heated and cooled, offering great potential for additional living or storage. Roof updated in 2019. Conveniently located near Hwy 31 for easy access to shopping, dining, and commuting.

3. 2026-04-24
   price $194,500 477-char remark

   Show marketing remark (477 chars)

   Check out this 3 bedroom, 2 bathroom home offering 1,512 sq ft on a spacious 0.34-acre lot in Hartselle. This property features hardwood floors, tile, and carpet throughout, along with a cozy fireplace. The home includes a functional layout with ample living space and a full basement that is heated and cooled, offering great potential for additional living or storage. Roof updated in 2019. Conveniently located near Hwy 31 for easy access to shopping, dining, and commuting.

4. 2026-04-14
   listed $199,900 Active 477-char remark

   Show marketing remark (477 chars)

   Check out this 3 bedroom, 2 bathroom home offering 1,512 sq ft on a spacious 0.34-acre lot in Hartselle. This property features hardwood floors, tile, and carpet throughout, along with a cozy fireplace. The home includes a functional layout with ample living space and a full basement that is heated and cooled, offering great potential for additional living or storage. Roof updated in 2019. Conveniently located near Hwy 31 for easy access to shopping, dining, and commuting.

5. 2022-01-03
   soldstatus $236,000
6. 2021-12-30
   soldstatus $236,000 Sold 326-char remark

   Show marketing remark (326 chars)

   Check out this awesome 3 bedroom 2 bath with a full basement in Hartselle! This home has beautiful vaulted ceilings, hardwood floors, and tons of storage. The large basement has its own fireplace, is heated and cooled, and plumbing is ready to be set up. . The Roof is 2019! This home is in Hartselle and convenient to HWY 31.

7. 2021-12-03
   status Pending 326-char remark

   Show marketing remark (326 chars)

   Check out this awesome 3 bedroom 2 bath with a full basement in Hartselle! This home has beautiful vaulted ceilings, hardwood floors, and tons of storage. The large basement has its own fireplace, is heated and cooled, and plumbing is ready to be set up. . The Roof is 2019! This home is in Hartselle and convenient to HWY 31.

8. 2021-11-29
   price $239,900 326-char remark

   Show marketing remark (326 chars)

   Check out this awesome 3 bedroom 2 bath with a full basement in Hartselle! This home has beautiful vaulted ceilings, hardwood floors, and tons of storage. The large basement has its own fireplace, is heated and cooled, and plumbing is ready to be set up. . The Roof is 2019! This home is in Hartselle and convenient to HWY 31.

9. 2021-11-09
   listed $249,900 Active 326-char remark

   Show marketing remark (326 chars)

   Check out this awesome 3 bedroom 2 bath with a full basement in Hartselle! This home has beautiful vaulted ceilings, hardwood floors, and tons of storage. The large basement has its own fireplace, is heated and cooled, and plumbing is ready to be set up. . The Roof is 2019! This home is in Hartselle and convenient to HWY 31.

10. 2019-11-21
    soldstatus $139,900
11. 2019-11-20
    soldstatus $139,900 Sold
12. 2019-10-02
    status Pending
13. 2019-09-25
    listed $134,900 Active
14. 2014-02-10
    soldstatus $117,000
15. 2013-11-17
    listed $120,000

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $924 · $77/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 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,992
• − Mortgage interest: −$8,957
• − Property taxes: −$924
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$4,652
• Taxable loss: −$1,857
• Est. tax savings @ 24.0%: +$446
• After-tax cash flow: $1,285/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: Hartselle City
• NCES district ID: 0101730
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,169
• Composite: 44.88/100
• National rank: #2717
• State rank: #10 of 129 in AL

Livability — Hartselle

• Score: 72/100
• State rank: #32
• US rank: #6515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartselle, AL
• City population: 26,976
• Population (ZIP): 26,976

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.12%
• Current HPI: 242.5778
• 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

+33.2% since first listed

15 events — show timeline

• 2026-05-09 Pending — Greater Alabama MLS
• 2026-05-06 Price Changed $159,900 Greater Alabama MLS
• 2026-04-24 Price Changed $194,500 Greater Alabama MLS
• 2026-04-14 Listed $199,900 Greater Alabama MLS
• 2022-01-03 Sold (Public Records) $236,000 Public Records
• 2021-12-30 Sold (MLS) $236,000 VMLS
• 2021-12-03 Pending — VMLS
• 2021-11-29 Price Changed $239,900 VMLS
• 2021-11-09 Listed $249,900 VMLS
• 2019-11-21 Sold (Public Records) $139,900 Public Records
• 2019-11-20 Sold (MLS) $139,900 VMLS
• 2019-10-02 Pending — VMLS
• 2019-09-25 Listed $134,900 VMLS
• 2014-02-10 Sold (MLS) $117,000 VMLS
• 2013-11-17 Listed $120,000 VMLS

Property tax history

+7.9%/yr

Latest (2025): $924 · +5.4% YoY. Source: county tax records.