7455 4th Ave · Altoona, AL 35952

$190,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 24 Days on market

Built 2004 0.48 ac lot Est $161k · 18% over

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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).

• Cash flow +15.9/30.0
• Appreciation +10.0/10.0
• DSCR +4.9/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Nestled on a quiet dead-end street in Altoona, this beautifully maintained one-owner home offers the perfect blend of privacy, comfort, and charm. Built in 2004 and situated on a peaceful half-acre treed lot, this 3-bedroom, 2-bath home provides a serene setting while still being conveniently located. Inside, you’ll find lovely hardwood floors, spacious rooms, and an inviting layout designed for comfortable living. The updated kitchen features modern touches and ample space for gathering, while both bathrooms are tastefully situated. Enjoy the tranquility of country-style living with the convenience of a move-in ready property!

Key facts

• Updated kitchen
• Half-acre treed lot
• 0.48 acre lot

Tags

• QUIET DEAD-END STREET
• HALF-ACRE TREED LOT
• UPDATED KITCHEN
• MOVE-IN READY PROPERTY

Property features AI

Finance

• Other: Living area about 1,333 square feet
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Driveway with dirt and gravel sections
• Utilities: Public sewer
• Home design: Single-family residence; Built in 2004; Residential property
• Construction: Vinyl siding; No fireplaces
• Exterior features: Lot approximately 0.48 acres (about 146.5 x 142.2 feet)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/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 $152k (19.9% below list).
• Recommended offer: $152k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#236 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• 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.
• Zoned schools: West End Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 390 students, 78% FRL); West End High School (math 2% / reading 27%, grade F, #216 of 305 statewide, top 72%, 370 students, 75% FRL) — zoned schools average 76% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 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 $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,161 (19.9% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.80% ✗
• Cap rate: 6.85%
• Cash-on-cash: 2.00%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $161,200
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7345 7th Ave	0.26mi	3/2.0	1,276 (-2%)	5mo	$219,000	$172	77
7015 10th Ave	0.64mi	3/2.0	1,300 (0%)	13mo	$150,000	$115	55
2549 Saint Clair St	0.21mi	2/1.0 (-1)	1,205 (-7%)	22mo	$24,900	$21	55
7392 7th Ave	0.20mi	3/2.0	1,170 (-10%)	19mo	$155,000	$132	54
7130 7th Ave	0.40mi	2/2.0 (-1)	1,200 (-8%)	8mo	$60,000	$50	53
2770 Self St	0.74mi	3/1.0	1,132 (-13%)	7mo	$140,000	$124	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.7%
• Equity multiple: 3.05×
• Total profit: $109,029
• Equity at exit: $171,167

10-year hold

• IRR: 22.6%
• Equity multiple: 6.95×
• Total profit: $316,430
• Equity at exit: $369,128

Cash invested: $53,200 (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 35952

• Home prices YoY: 6.0%
• Active inventory: 37
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $89

Break-even live

Break-even rent $1,409

Max offer price $190,000

Occupancy floor 89%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $190,000 Active 24 DOM
2. 2026-06-18
   days on market $190,000 Active 23 DOM
3. 2026-06-17
   days on market $190,000 Active 22 DOM
4. 2026-06-16
   days on market $190,000 Active 21 DOM
5. 2026-06-15
   days on market $190,000 Active 20 DOM
6. 2026-06-14
   days on market $190,000 Active 18 DOM
7. 2026-06-13
   days on market $190,000 Active 17 DOM
8. 2026-06-10
   days on market $190,000 Active 15 DOM
9. 2026-06-09
   days on market $190,000 Active 14 DOM
10. 2026-06-08
    days on market $190,000 Active 13 DOM
11. 2026-06-07
    days on market $190,000 Active 12 DOM
12. 2026-06-05
    days on market $190,000 Active 9 DOM
13. 2026-06-03
    days on market $190,000 Active 8 DOM
14. 2026-06-02
    days on market $190,000 Active 7 DOM
15. 2026-06-01
    days on market $190,000 Active 6 DOM
16. 2026-05-31
    days on market $190,000 Active 5 DOM
17. 2026-05-30
    days on market $190,000 Active 4 DOM
18. 2026-05-26
    listed $190,000 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: $454 · $38/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$325/yr (+$27/mo · 71.6%)

ⓘ 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 · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,259
• − Mortgage interest: −$10,643
• − Property taxes: −$454
• − Insurance: −$950
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$5,527
• Taxable loss: −$2,236
• Est. tax savings @ 24.0%: +$537
• After-tax cash flow: $1,601/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 — Altoona

• Score: 61/100
• State rank: #236
• US rank: #17385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, AL
• Population (ZIP): 8,901

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11%

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: ▲ 14.05%
• Current HPI: 249.8629
• 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

• 2026-05-26 Listed $190,000 VMLS

Property tax history

+4.0%/yr

Latest (2025): $454 · +0.0% YoY. Source: county tax records.