161 7th Ave NW · Carbon Hill, AL 35549

$74,000

2 bd · 1.0 ba · 1,329 sqft · SingleFamily public records · 29 Days on market

Built 1930 0.58 ac lot Est $101k · 27% under

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Why this score? — see what drove the A- 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
• Appreciation +8.2/10.0
• 1% rule +8.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Charming opportunity in the heart of Carbon Hill! This 2 BR, 2 BA home sits on just over half an acre and offers plenty of potential for the right buyer. A true fixer upper, it's perfect for investors or those living to create their own space. Enjoy a spacious lot with room to grow, all while being conveniently located near town amenities. Bring your vision and make this property your own.

Key facts

• Spacious lot
• 0.58 acre lot
• Built 1930

Tags

• SPACIOUS LOT

Property features AI

Exterior

• Parking: No designated parking listed
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: Construction details not provided
• Exterior features: Metal roof; Lot approximately 0.58 acres

Interior

• Heating & cooling: Central heating (electric); Window cooling units
• Interior features: Basement: none

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $74k).
• Recommended offer: $73k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#208 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($512 loan paydown + $5k appreciation (6.5% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,890 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.30% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.88%
• DSCR: 1.80
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $101,004
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
343 NW 2nd St	0.24mi	3/1.0 (+1)	1,474 (+11%)	1mo	$50,000	$34	65
501 4th Ave	0.49mi	3/1.0 (+1)	1,323 (-0%)	14mo	$100,000	$76	60
1225 1st St	0.40mi	3/2.0 (+1)	1,360 (+2%)	14mo	$199,900	$147	56
199 NE 12th Ave	0.59mi	3/2.0 (+1)	1,350 (+2%)	10mo	$229,000	$170	53
1343 NW 3rd St	0.52mi	3/2.0 (+1)	1,150 (-14%)	15mo	$30,000	$26	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.08×
• Total profit: $43,128
• Equity at exit: $48,779

10-year hold

• IRR: 28.7%
• Equity multiple: 6.35×
• Total profit: $110,924
• Equity at exit: $90,478

Cash invested: $20,720 (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 35549

• Home prices YoY: 3.9%
• Active inventory: 23
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$35 /mo · $417/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $309

Break-even live

Break-even rent $574

Max offer price $74,000

Occupancy floor 63%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 4th Ave NE Carbon Hill, AL	3.0	1.0	1075	$965	$0.90	2d	1	0.73mi

Listing history 16 events

1. 2026-06-18
   days on market $74,000 Active 29 DOM
2. 2026-06-17
   days on market $74,000 Active 28 DOM
3. 2026-06-16
   days on market $74,000 Active 27 DOM
4. 2026-06-15
   days on market $74,000 Active 26 DOM
5. 2026-06-13
   days on market $74,000 Active 24 DOM
6. 2026-06-13
   days on market $74,000 Active 23 DOM
7. 2026-06-10
   days on market $74,000 Active 21 DOM
8. 2026-06-09
   days on market $74,000 Active 20 DOM
9. 2026-06-08
   days on market $74,000 Active 19 DOM
10. 2026-06-07
    days on market $74,000 Active 18 DOM
11. 2026-06-05
    days on market $74,000 Active 15 DOM
12. 2026-06-03
    days on market $74,000 Active 14 DOM
13. 2026-06-03
    days on market $74,000 Active 13 DOM
14. 2026-06-01
    days on market $74,000 Active 12 DOM
15. 2026-05-31
    days on market $74,000 Active 11 DOM
16. 2026-05-20
    listed $74,000 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: $417 · $35/mo
• Projected year-2 tax: $417 · $35/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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,580
• − Mortgage interest: −$4,145
• − Property taxes: −$417
• − Insurance: −$370
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,153
• Taxable income: $2,642
• Est. tax owed @ 24.0%: −$634
• After-tax cash flow: $3,070/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Carbon Hill

• Score: 62/100
• State rank: #208
• US rank: #16127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carbon Hill, AL
• Population (ZIP): 3,018

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.48%
• Current HPI: 172.3523
• 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

1 event — show timeline

• 2026-05-20 Listed $74,000 Walker County Area MLS

Property tax history

+3.3%/yr

Latest (2024): $417 · +5.4% YoY. Source: county tax records.