1009 Cornelia Cir · Attalla, AL 35954

$149,900

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 124 Days on market

Built 1966 $117/sqft · 8% below area Est $179k · 16% 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 +14.9/15.0
• Cash flow +12.3/30.0
• DSCR +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming 3-bedroom, 2-bathroom home located in the desirable Camp Sibert area f Attalla offering comfort, convenience, and a peaceful setting. This well-maintained home features a functional layout with spacious living areas perfect for everyday living and entertaining. Schedule your tour today!

Key facts

• Built 1966
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-28 ($-332/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (28.0% below list).
• Recommended offer: $108k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Attalla — 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 60/100 on livability (#305 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Attalla City (suburban): math 9% / reading 39% proficiency, ranked #98 of 129 in AL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Attalla Elementary School (math 12% / reading 46%, grade F, #379 of 627 statewide, top 61%, 700 students, 83% FRL); Etowah Middle School (math 6% / reading 41%, grade F, #172 of 257 statewide, top 68%, 366 students, 85% FRL); Etowah High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 472 students, 79% FRL) — zoned schools average 82% FRL vs 64% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 67 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,900 (28.0% 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 124 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.79%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

• ARV (median comp): $179,418
• List price: $149,900
• Delta: -16.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Cornelia Cir	0.04mi	3/2.0	1,170 (-8%)	1mo	$182,000	$156	79
310 Burke Ave SE	0.73mi	3/2.0	1,274 (-0%)	7mo	$165,000	$130	56
405 Stewart Ave SE	0.65mi	3/2.0	1,350 (+6%)	6mo	$189,900	$141	51
1209 SE Wood Ave SE	0.57mi	3/2.0	1,379 (+8%)	11mo	$184,500	$134	47
501 Burke Ave	0.60mi	3/1.5	1,184 (-7%)	15mo	$158,500	$134	46
415 SE Stewart Ave	0.64mi	4/1.0 (+1)	1,291 (+1%)	21mo	$148,000	$115	46
515 Lee St SE	0.31mi	3/2.0	1,445 (+13%)	21mo	$185,500	$128	42
404 Burke Ave SE	0.66mi	3/2.0	1,184 (-7%)	23mo	$133,000	$112	34

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: -17.7%
• Equity multiple: 0.38×
• Total profit: $-26,134
• Equity at exit: $22,351

10-year hold

• IRR: -9.9%
• Equity multiple: 0.40×
• Total profit: $-25,351
• Equity at exit: $12,961

Cash invested: $41,972 (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 35954

• Home prices YoY: -7.8%
• Active inventory: 67
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,079 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-28

Break-even live

Break-even rent $1,114

Max offer price $145,007

Occupancy floor 98%

Sensitivity live

Price	-10% $57	-5% $15	+0% $-28	+5% $-70	+10% $-113
Rent	-10% $-113	-5% $-70	+0% $-28	+5% $15	+10% $58
Rate	-1.0pp $48	-0.5pp $10	base $-28	+0.5pp $-67	+1.0pp $-106

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $149,900 Active 124 DOM
2. 2026-06-21
   days on market $149,900 Active 123 DOM
3. 2026-06-19
   days on market $149,900 Active 121 DOM
4. 2026-06-18
   days on market $149,900 Active 120 DOM
5. 2026-06-17
   days on market $149,900 Active 119 DOM
6. 2026-06-16
   days on market $149,900 Active 118 DOM
7. 2026-06-15
   days on market $149,900 Active 117 DOM
8. 2026-06-14
   days on market $149,900 Active 115 DOM
9. 2026-06-12
   days on market $149,900 Active 114 DOM
10. 2026-06-09
    days on market $149,900 Active 111 DOM
11. 2026-06-08
    days on market $149,900 Active 110 DOM
12. 2026-06-07
    days on market $149,900 Active 109 DOM
13. 2026-06-05
    days on market $149,900 Active 107 DOM
14. 2026-06-04
    days on market $149,900 Active 105 DOM
15. 2026-06-02
    days on market $149,900 Active 104 DOM
16. 2026-06-01
    days on market $149,900 Active 103 DOM
17. 2026-05-31
    days on market $149,900 Active 102 DOM
18. 2026-05-31
    days on market $149,900 Active 101 DOM
19. 2026-02-18
    listed $149,900 Active 317-char remark

    Show marketing remark (317 chars)

    Welcome home to this charming 3-bedroom, 2-bathroom home located in the desirable Camp Sibert area f Attalla offering comfort, convenience, and a peaceful setting. This well-maintained home features a functional layout with spacious living areas perfect for everyday living and entertaining. Schedule your tour today!

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$236/yr (+$20/mo · 62.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $12,948
• − Mortgage interest: −$8,397
• − Property taxes: −$379
• − Insurance: −$750
• − Repairs & maintenance: −$1,036
• − Management: −$1,036
• − Depreciation: −$4,361
• Taxable loss: −$3,009
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $390/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: Attalla City
• NCES district ID: 0100180
• Math proficiency: 9% ▼ -31.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $35,739
• Composite: 19.74/100
• National rank: #8711
• State rank: #98 of 129 in AL

Livability — Attalla

• Score: 60/100
• State rank: #305
• US rank: #19263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attalla, AL
• Population (ZIP): 12,170

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 (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -21.42%
• Current HPI: 253.7203
• 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

• 2026-02-18 Listed $149,900 VMLS