1596 Mountainboro Rd · Carlisle-Rockledge, AL 35956

$114,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 457 Days on market

Built 2005 0.74 ac lot $98/sqft · 38% below area Est $177k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

Key facts

• 9 acre property
• Fenced-in pasture
• Cookhouse

Tags

• 9 ACRE PROPERTY
• MASSIVE SHOP
• MULTIPLE OUTBUILDINGS
• FENCED-IN PASTURE
• FRUIT TREES
• COOKHOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $20 ($236/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 $93k (18.8% below list).
• Recommended offer: $93k (18.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 73 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($794 loan paydown + $11k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 457 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $265k (70%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,333 (18.8% below list)

Questions for the listing agent

1. It's been on market 457 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (median comp): $177,100
• List price: $114,900
• Delta: -35.12%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.98×
• Total profit: $63,800
• Equity at exit: $103,511

10-year hold

• IRR: 21.9%
• Equity multiple: 6.81×
• Total profit: $186,828
• Equity at exit: $223,225

Cash invested: $32,172 (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 35956

• Home prices YoY: 4.5%
• Active inventory: 73
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $20

Break-even live

Break-even rent $908

Max offer price $114,900

Occupancy floor 93%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $114,900 Active 457 DOM
2. 2026-06-18
   days on market $114,900 Active 456 DOM
3. 2026-06-17
   days on market $114,900 Active 455 DOM
4. 2026-06-16
   days on market $114,900 Active 454 DOM
5. 2026-06-15
   days on market $114,900 Active 453 DOM
6. 2026-06-14
   days on market $114,900 Active 451 DOM
7. 2026-06-13
   days on market $114,900 Active 450 DOM
8. 2026-06-10
   days on market $114,900 Active 448 DOM
9. 2026-06-09
   days on market $114,900 Active 447 DOM
10. 2026-06-08
    days on market $114,900 Active 446 DOM
11. 2026-06-07
    days on market $114,900 Active 445 DOM
12. 2026-06-05
    days on market $114,900 Active 442 DOM
13. 2026-06-03
    days on market $114,900 Active 441 DOM
14. 2026-06-02
    days on market $114,900 Active 440 DOM
15. 2026-06-01
    days on market $114,900 Active 439 DOM
16. 2026-05-31
    days on market $114,900 Active 438 DOM
17. 2026-05-30
    days on market $114,900 Active 437 DOM
18. 2026-05-14
    status Active 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

19. 2026-05-05
    price $114,900 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

20. 2026-05-03
    status Active 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

21. 2026-04-30
    status Pending 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

22. 2026-04-29
    price $129,900 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

23. 2026-04-07
    price $149,900 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

24. 2025-11-27
    price $374,900 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

25. 2025-09-15
    status Active 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

26. 2025-03-13
    listed $379,900 Active 145-char remark

    Show marketing remark (145 chars)

    MOVE-IN READY HOME IN A COUNTRY SETTING. PERFECT SIZE FOR A FAMILY STARTING OUT OR SOMEONE WANTING TO DOWNSIZE! CALL TODAY TO SCHEDULE YOUR TOUR!

27. 2025-01-23
    price $385,900
28. 2024-11-06
    price $389,900
29. 2024-09-09
    listed $399,900 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: $806 · $67/mo
• Projected year-2 tax: $806 · $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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,200
• − Mortgage interest: −$6,436
• − Property taxes: −$806
• − Insurance: −$574
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$3,343
• Taxable loss: −$1,752
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $657/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 — Carlisle-Rockledge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Carlisle-Rockledge, AL
• Population (ZIP): 8,381

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 (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 12.87%
• Current HPI: 299.2131
• 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

-71.3% since first listed

12 events — show timeline

• 2026-05-14 Relisted — VMLS
• 2026-05-05 Price Changed $114,900 VMLS
• 2026-05-03 Relisted — VMLS
• 2026-04-30 Pending — VMLS
• 2026-04-29 Price Changed $129,900 VMLS
• 2026-04-07 Price Changed $149,900 VMLS
• 2025-11-27 Price Changed $374,900 VMLS
• 2025-09-15 Relisted — VMLS
• 2025-03-13 Listed $379,900 VMLS
• 2025-01-23 Price Changed $385,900 VMLS
• 2024-11-06 Price Changed $389,900 VMLS
• 2024-09-09 Listed $399,900 VMLS

Property tax history

+11.2%/yr

Latest (2025): $806 · +0.0% YoY. Source: county tax records.