534 1st St SW · Graysville, AL 35073

$59,000

3 bd · 1.0 ba · 974 sqft · SingleFamily public records · 4 Days on market

Built 1948 0.40 ac lot Est $98k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Back on the market 7-17-23 due to Buyer's inability to obtain financing. Charming home in the heart of Graysville that's been newly updated and is move in ready! Get moving before you miss this one!

Key facts

• 0.4 acre lot
• Garage
• Built 1948

Property features AI

Finance

• Financial info: Monthly garbage fee ($50)
• HOA & community: No association fees

Exterior

• Parking: Detached garage with side entry; One garage space; One carport space
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Existing single-family home; Four-sided brick construction; Crawl space foundation; Single-level living (rooms listed at main level)
• Construction: 4-side brick exterior; Crawl space foundation
• Exterior features: Covered porch; No deck, patio, pool, or garden; Not waterfront

Interior

• Kitchen: Solid surface countertops; Kitchen on main level
• Bedrooms: Multiple bedrooms located on the main level
• Flooring: Hardwood-style laminate floors
• Bathrooms: One full bathroom (shared)
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Smooth ceilings; Open living and dining areas; Bonus room
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).

Location & tenants

• Location reads 59/100 on livability (#321 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Adamsville Elementary School (math 2% / reading 17%, grade F, #568 of 627 statewide, top 94%, 302 students, 83% FRL); Minor High School (math 4% / reading 8%, grade F, #275 of 305 statewide, top 90%, 915 students, 84% FRL) — zoned schools average 83% FRL vs 49% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 20% district-wide (-13 pts) — the specific schools serving this property underperform the Jefferson County average; the district grade overstates school quality for this exact location.
• Market conditions: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,114 units permitted in Jefferson County in 2024 (556 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($408 loan paydown + $2k appreciation (4.1% local appreciation)).
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $59,000

Questions for the listing agent

1. Built in 1948 — 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: 1.72% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.57%
• DSCR: 2.32
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $98,374
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 S Main St	0.05mi	2/1.0 (-1)	1,042 (+7%)	17mo	$30,000	$29	67
167 2nd St SE	0.38mi	3/2.0	1,080 (+11%)	13mo	$109,000	$101	49

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

Projected returns pro-forma

4.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.3%
• Equity multiple: 3.22×
• Total profit: $36,606
• Equity at exit: $30,327

10-year hold

• IRR: 36.3%
• Equity multiple: 6.44×
• Total profit: $89,801
• Equity at exit: $49,934

Cash invested: $16,520 (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 35073

• Home prices YoY: 2.4%
• Active inventory: 21
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$59 /mo · $707/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $407

Break-even live

Break-even rent $497

Max offer price $59,000

Occupancy floor 55%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
167 2nd St SE Graysville, AL	3.0	2.0	1080	$1,100	$1.02	1d	1	0.42mi
540 1st Ave NE Graysville, AL	2.0	2.0	882	$850	$0.96	2d	1	0.78mi

Listing history 5 events

1. 2026-06-18
   days on market $59,000 Active 4 DOM
2. 2026-06-17
   days on market $59,000 Active 3 DOM
3. 2026-06-16
   days on market $59,000 Active 2 DOM
4. 2026-06-15
   remarks 287-char remark
5. 2026-06-15
   listed $59,000 Active 1 DOM

ⓘ 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: $707 · $59/mo
• Projected year-2 tax: $707 · $59/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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,150
• − Mortgage interest: −$3,305
• − Property taxes: −$707
• − Insurance: −$295
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$1,716
• Taxable income: $4,183
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $3,880/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Graysville

• Score: 59/100
• State rank: #321
• US rank: #19807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Graysville, AL
• Population (ZIP): 2,839

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 27% Two or more races 4%
• Common ancestry: Iranian 2% Slovak 1% Lithuanian 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.12%
• Current HPI: 176.8227
• 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

+7.1% since first listed

12 events — show timeline

• 2026-06-13 Listed $59,000 Greater Alabama MLS
• 2026-03-19 Price Changed $79,000 Greater Alabama MLS
• 2023-08-28 Sold (Public Records) $138,000 Public Records
• 2023-08-28 Sold (MLS) $138,000 Greater Alabama MLS
• 2023-07-21 Contingent — Greater Alabama MLS
• 2023-07-17 Price Changed $134,900 Greater Alabama MLS
• 2023-07-17 Relisted — Greater Alabama MLS
• 2023-06-28 Contingent — Greater Alabama MLS
• 2023-06-24 Listed $129,000 Greater Alabama MLS
• 2022-05-02 Sold (Public Records) $45,000 Public Records
• 2006-04-18 Sold (Public Records) $72,000 Public Records
• 2001-10-26 Sold (Public Records) $55,100 Public Records

Property tax history

-0.5%/yr

Latest (2023): $707 · +24.9% YoY. Source: county tax records.