1107 Mcville Rd · Boaz, AL 35957

$227,900

4 bd · 2.0 ba · 1,862 sqft · SingleFamily public records · 296 Days on market

Built 1938 0.52 ac lot $122/sqft · 24% below area Est $301k · 24% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.3/30.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Check out this 4 bed 2 bath home with over 1800 sq ft. Open floor concept that creates ample space for entertaining. Kitchen offers tile back splash with stainless appliances. Huge master suite with double vanity and tile shower. Newer metal roof and windows with an encapsulated crawlspace. Convenient to local businesses and schools. Let’s make it happen!

Key facts

• 0.52 acre lot
• Built 1938
• Listed 295 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (31.1% below list).
• Recommended offer: $157k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.3% in Boaz — 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 61/100 on livability (#233 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, employment D+, schools D-.
• Boaz City (town): math 28% / reading 44% proficiency, ranked #43 of 129 in AL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($201k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $157,046 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $301,320
• List price: $227,900
• Delta: -24.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Mcville Rd	0.34mi	3/2.0 (-1)	1,800 (-3%)	9mo	$210,000	$117	66
54 Ora St	0.29mi	3/2.0 (-1)	1,765 (-5%)	10mo	$310,000	$176	65
434 Mcville Rd	0.70mi	3/2.0 (-1)	1,860 (-0%)	1mo	$375,000	$202	62
1009 Bruce Rd	0.57mi	3/2.0 (-1)	1,870 (+0%)	12mo	$285,000	$152	58
1182 Bruce Rd	0.60mi	3/2.0 (-1)	1,915 (+3%)	11mo	$365,000	$191	53
1168 Bruce Rd	0.59mi	3/2.0 (-1)	1,915 (+3%)	17mo	$365,000	$191	49
1122 Bruce Rd	0.58mi	3/2.0 (-1)	1,902 (+2%)	22mo	$351,000	$185	46
475 Mcville Rd	0.60mi	3/2.5 (-1)	1,960 (+5%)	16mo	$118,000	$60	43
877 Highland St	0.63mi	3/2.0 (-1)	1,600 (-14%)	1mo	$105,000	$66	42
325 Greenwood Ave	0.71mi	3/2.0 (-1)	1,657 (-11%)	3mo	$262,000	$158	41
274 Kayla Cir	0.73mi	3/2.0 (-1)	1,642 (-12%)	1mo	$315,000	$192	40
348 Kayla Cir	0.69mi	3/2.0 (-1)	2,100 (+13%)	16mo	$367,000	$175	29

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: -20.2%
• Equity multiple: 0.30×
• Total profit: $-44,939
• Equity at exit: $33,981

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-49,737
• Equity at exit: $19,705

Cash invested: $63,812 (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 35957

• Home prices YoY: -10.6%
• Active inventory: 87
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$1,195
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-124

Break-even live

Break-even rent $1,728

Max offer price $205,978

Occupancy floor —

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: $56,975
• Closing costs: $6,837
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $227,900 Active 296 DOM
2. 2026-06-18
   days on market $227,900 Active 295 DOM
3. 2026-06-17
   days on market $227,900 Active 294 DOM
4. 2026-06-16
   days on market $227,900 Active 293 DOM
5. 2026-06-15
   days on market $227,900 Active 292 DOM
6. 2026-06-14
   days on market $227,900 Active 290 DOM
7. 2026-06-12
   days on market $227,900 Active 289 DOM
8. 2026-06-09
   days on market $227,900 Active 286 DOM
9. 2026-06-08
   days on market $227,900 Active 285 DOM
10. 2026-06-07
    days on market $227,900 Active 284 DOM
11. 2026-06-07
    days on market $227,900 Active 283 DOM
12. 2026-06-04
    days on market $227,900 Active 280 DOM
13. 2026-06-02
    days on market $227,900 Active 279 DOM
14. 2026-06-01
    days on market $227,900 Active 278 DOM
15. 2026-05-31
    days on market $227,900 Active 277 DOM
16. 2026-05-31
    days on market $227,900 Active 276 DOM
17. 2026-01-24
    price $227,900 368-char remark

    Show marketing remark (368 chars)

    Wow! Check out this 4 bed 2 bath home with over 1800 sq ft. Open floor concept that creates ample space for entertaining. Kitchen offers tile back splash with stainless appliances. Huge master suite with double vanity and tile shower. Newer metal roof and windows with an encapsulated crawlspace. Convenient to local businesses and schools. Let’s make it happen!

18. 2026-01-03
    price $229,900 368-char remark

    Show marketing remark (368 chars)

    Wow! Check out this 4 bed 2 bath home with over 1800 sq ft. Open floor concept that creates ample space for entertaining. Kitchen offers tile back splash with stainless appliances. Huge master suite with double vanity and tile shower. Newer metal roof and windows with an encapsulated crawlspace. Convenient to local businesses and schools. Let’s make it happen!

19. 2025-09-22
    price $234,900 368-char remark

    Show marketing remark (368 chars)

    Wow! Check out this 4 bed 2 bath home with over 1800 sq ft. Open floor concept that creates ample space for entertaining. Kitchen offers tile back splash with stainless appliances. Huge master suite with double vanity and tile shower. Newer metal roof and windows with an encapsulated crawlspace. Convenient to local businesses and schools. Let’s make it happen!

20. 2025-08-27
    listed $239,900 Active 368-char remark

    Show marketing remark (368 chars)

    Wow! Check out this 4 bed 2 bath home with over 1800 sq ft. Open floor concept that creates ample space for entertaining. Kitchen offers tile back splash with stainless appliances. Huge master suite with double vanity and tile shower. Newer metal roof and windows with an encapsulated crawlspace. Convenient to local businesses and schools. Let’s make it happen!

21. 2024-08-30
    historical
22. 2024-07-01
    price $249,900
23. 2024-06-23
    listed $254,900 Active
24. 2023-07-18
    soldstatus $228,500 Sold
25. 2023-07-18
    soldstatus $228,500
26. 2023-06-15
    status Pending
27. 2023-05-18
    listed $228,500 Active
28. 2021-09-07
    soldstatus $60,000
29. 2013-03-14
    soldstatus $8,000

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $934 · $78/mo
• Expected delta: +$38/yr (+$3/mo · 4.3%)

ⓘ 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 5/10 Major 7 d/yr ≥103°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,846
• − Mortgage interest: −$12,766
• − Property taxes: −$896
• − Insurance: −$1,140
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$6,630
• Taxable loss: −$5,601
• Est. tax savings @ 24.0%: +$1,344
• After-tax cash flow: $-145/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: Boaz City
• NCES district ID: 0100012
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $35,599
• Composite: 29.74/100
• National rank: #6442
• State rank: #43 of 129 in AL

Livability — Boaz

• Score: 61/100
• State rank: #233
• US rank: #17318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boaz, AL
• Population (ZIP): 16,672

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.42%
• Current HPI: 249.5829
• 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

+2748.8% since first listed

13 events — show timeline

• 2026-01-24 Price Changed $227,900 VMLS
• 2026-01-03 Price Changed $229,900 VMLS
• 2025-09-22 Price Changed $234,900 VMLS
• 2025-08-27 Listed $239,900 VMLS
• 2024-08-30 Delisted — VMLS
• 2024-07-01 Price Changed $249,900 VMLS
• 2024-06-23 Listed $254,900 VMLS
• 2023-07-18 Sold (Public Records) $228,500 Public Records
• 2023-07-18 Sold (MLS) $228,500 VMLS
• 2023-06-15 Pending — VMLS
• 2023-05-18 Listed $228,500 VMLS
• 2021-09-07 Sold (Public Records) $60,000 Public Records
• 2013-03-14 Sold (Public Records) $8,000 Public Records

Property tax history

+14.0%/yr

Latest (2025): $896 · +7.4% YoY. Source: county tax records.