530 Allen St · Gadsden, AL 35903

$39,900

3 bd · 2.0 ba · 1,538 sqft · SingleFamily · 291 Days on market

Built 1951 Fair condition 0.28 ac lot $26/sqft · 70% below area ↓ 39% since listing

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Why this score? — see what drove the B- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great price on a 3 bedroom, 2 bath home at end of cul-de-sac in quiet neighborhood. This vinyl sided home features a ramp to the front door, spacious sunroom, large laundry and expansive back deck. Excellen opportunity for investors or home owners.

Key facts

• Large laundry
• Spacious sunroom
• Ramp to front door

Tags

• CUL-DE-SAC
• QUIET NEIGHBORHOOD
• RAMP TO FRONT DOOR
• SPACIOUS SUNROOM
• LARGE LAUNDRY
• EXPANSIVE BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 33.7% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 97 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 291 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1951 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 3.76% ✓
• Cap rate: 33.68%
• Cash-on-cash: 97.82%
• DSCR: 5.35
• GRM: 2.2

CMA / ARV

• ARV (median comp): $131,000
• List price: $39,900
• Delta: -69.54%
• 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
1524 Arrowhead Dr	0.14mi	3/2.0	1,559 (+1%)	1mo	$137,000	$88	91
1641 Arrowhead Dr	0.09mi	4/2.0 (+1)	1,516 (-1%)	1mo	$165,200	$109	88
1316 Linden St	0.22mi	3/2.0	1,553 (+1%)	2mo	$199,000	$128	86
208 Riverside Dr	0.39mi	4/2.5 (+1)	1,542 (+0%)	6mo	$105,000	$68	70
225 Davis St	0.45mi	3/2.0	1,502 (-2%)	10mo	$82,297	$55	67
600 Crestview Dr	0.60mi	3/2.0	1,500 (-2%)	4mo	$127,900	$85	65
1315 E Broad St	0.72mi	3/1.0	1,504 (-2%)	3mo	$60,000	$40	56
517 Padenreich Ave	0.46mi	3/2.0	1,464 (-5%)	20mo	$95,000	$65	54
901 Padenreich Ave	0.34mi	3/2.0	1,382 (-10%)	18mo	$99,000	$72	52
106 Sheridan St	0.42mi	3/2.0	1,734 (+13%)	12mo	$179,000	$103	49
422 Padenreich Ave	0.61mi	3/1.0	1,408 (-8%)	13mo	$78,000	$55	43
220 Oak Dr	0.47mi	2/1.5 (-1)	1,360 (-12%)	19mo	$82,000	$60	36

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: 98.8%
• Equity multiple: 5.62×
• Total profit: $51,562
• Equity at exit: $5,949

10-year hold

• IRR: —
• Equity multiple: 11.71×
• Total profit: $119,683
• Equity at exit: $3,450

Cash invested: $11,172 (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 35903

• Home prices YoY: -11.0%
• Active inventory: 97
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,502 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $911

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 34%

Sensitivity live

Price	-10% $938	-5% $925	+0% $911	+5% $897	+10% $883
Rent	-10% $792	-5% $851	+0% $911	+5% $970	+10% $1,029
Rate	-1.0pp $931	-0.5pp $921	base $911	+0.5pp $900	+1.0pp $890

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-16
   status $39,900 Pending 291 DOM
2. 2026-06-15
   days on market $39,900 Active 291 DOM
3. 2026-06-14
   days on market $39,900 Active 289 DOM
4. 2026-06-12
   days on market $39,900 Active 288 DOM
5. 2026-06-09
   days on market $39,900 Active 285 DOM
6. 2026-06-08
   days on market $39,900 Active 284 DOM
7. 2026-06-07
   days on market $39,900 Active 283 DOM
8. 2026-06-07
   days on market $39,900 Active 282 DOM
9. 2026-06-04
   days on market $39,900 Active 279 DOM
10. 2026-06-02
    days on market $39,900 Active 278 DOM
11. 2026-06-01
    days on market $39,900 Active 277 DOM
12. 2026-05-31
    days on market $39,900 Active 276 DOM
13. 2026-05-31
    days on market $39,900 Active 275 DOM
14. 2026-03-27
    price $39,900 250-char remark

    Show marketing remark (250 chars)

    Great price on a 3 bedroom, 2 bath home at end of cul-de-sac in quiet neighborhood. This vinyl sided home features a ramp to the front door, spacious sunroom, large laundry and expansive back deck. Excellen opportunity for investors or home owners.

15. 2026-02-15
    price $44,900 250-char remark

    Show marketing remark (250 chars)

    Great price on a 3 bedroom, 2 bath home at end of cul-de-sac in quiet neighborhood. This vinyl sided home features a ramp to the front door, spacious sunroom, large laundry and expansive back deck. Excellen opportunity for investors or home owners.

16. 2025-12-29
    price $49,900 250-char remark

    Show marketing remark (250 chars)

    Great price on a 3 bedroom, 2 bath home at end of cul-de-sac in quiet neighborhood. This vinyl sided home features a ramp to the front door, spacious sunroom, large laundry and expansive back deck. Excellen opportunity for investors or home owners.

17. 2025-11-26
    price $54,900 250-char remark

    Show marketing remark (250 chars)

    Great price on a 3 bedroom, 2 bath home at end of cul-de-sac in quiet neighborhood. This vinyl sided home features a ramp to the front door, spacious sunroom, large laundry and expansive back deck. Excellen opportunity for investors or home owners.

18. 2025-10-14
    price $59,900 250-char remark

    Show marketing remark (250 chars)

    Great price on a 3 bedroom, 2 bath home at end of cul-de-sac in quiet neighborhood. This vinyl sided home features a ramp to the front door, spacious sunroom, large laundry and expansive back deck. Excellen opportunity for investors or home owners.

19. 2025-08-28
    listed $64,900 Active 250-char remark

    Show marketing remark (250 chars)

    Great price on a 3 bedroom, 2 bath home at end of cul-de-sac in quiet neighborhood. This vinyl sided home features a ramp to the front door, spacious sunroom, large laundry and expansive back deck. Excellen opportunity for investors or home owners.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $18,022
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$1,161
• Taxable income: $10,945
• Est. tax owed @ 24.0%: −$2,627
• After-tax cash flow: $8,302/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and exterior. Paint and replace worn materials to enhance curb appeal and functionality.

Repairs flagged

• Major Exposed subfloor in kitchen — Structural damage
• Major Missing cabinets in kitchen — Aesthetic and functional
• Major Worn tiles in bathrooms — Aesthetic and functional
• Major Worn carpet in living areas — Aesthetic and functional
• Moderate Weathered siding — Reduces curb appeal
• Moderate Worn deck — Reduces functionality and curb appeal

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace missing cabinets — Improves functionality and aesthetics
• Both Replace worn tiles — Enhances functionality and aesthetics
• Both Replace worn carpet — Enhances functionality and aesthetics
• Both Paint exterior siding — Enhances curb appeal
• Both Replace worn deck — Enhances functionality and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen · Structural damage	Major	$15,000–50,000
Missing cabinets in kitchen · Aesthetic and functional	Major	$15,000–50,000
Worn tiles in bathrooms · Aesthetic and functional	Major	$15,000–50,000
Worn carpet in living areas · Aesthetic and functional	Major	$15,000–50,000
Weathered siding · Reduces curb appeal	Moderate	$3,000–15,000
Worn deck · Reduces functionality and curb appeal	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$66,000–230,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace missing cabinets — Improves functionality and aesthetics ↑
• Both Replace worn tiles — Enhances functionality and aesthetics ↑
• Both Replace worn carpet — Enhances functionality and aesthetics ↑
• Both Paint exterior siding — Enhances curb appeal ↑
• Both Replace worn deck — Enhances functionality and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 17,180

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: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -29.07%
• Current HPI: 236.2537
• 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

-38.5% since first listed

6 events — show timeline

• 2026-03-27 Price Changed $39,900 VMLS
• 2026-02-15 Price Changed $44,900 VMLS
• 2025-12-29 Price Changed $49,900 VMLS
• 2025-11-26 Price Changed $54,900 VMLS
• 2025-10-14 Price Changed $59,900 VMLS
• 2025-08-28 Listed $64,900 VMLS