110 20th St N · Pell City, AL 35125

$129,900

4 bd · 2.0 ba · 2,107 sqft · SingleFamily public records · 149 Days on market

Built 1950 0.40 ac lot Est $253k · 49% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Livability +3.5/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming home in the downtown district. Property sits on 7 lots taking up 1/2 of the city block. It is fenced with an abundance of flowers and foliage. With a little tender, loving care the property can be restored to a botanical garden area. The home features a wrap around porch, 4 fireplaces (one woodburning, one gas log, and two old coal burning). The large rooms and the high ceilings give an owner many options for the use of each room. There is a formal living room as you enter from the front door. Along with the kitchen, dining area and laundry room there are 3 large rooms with closets that can be used as bedrooms or den, dining or office areas. The second floor features a large bedroom and bath with 3 walk in closets and an attic area floored for an abundance of storage space.

Key facts

• 4 fireplaces
• Wood floors
• Large rooms

Tags

• HISTORIC CHARACTER
• 4 FIREPLACES
• LARGE ROOMS
• HIGH CEILINGS
• WOOD FLOORS
• ABUNDANCE OF STORAGE SPACE

Property features AI

Finance

• Financial info: Down payment assistance available

Exterior

• Parking: Driveway parking; On-street parking; One carport space
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available
• Home design: Existing home; Tri-level: no / Split level: no / Split foyer: no
• Construction: Siding (other); Crawl space foundation
• Exterior features: Fenced yard; Porch; Corner lot; City view; Sidewalks; Street lights

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Refrigerator
• Bedrooms: Multiple bedrooms on main level; Additional bedroom(s) on upper level; Walk-in closets
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: Central heating; Central cooling; Four fireplaces (gas and woodburning) with brick details located in living room and bedroom
• Interior features: 9+ foot ceilings; Handyman special; Attic
• Laundry & utility: Main-level laundry room; Utility sink; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 2.4% in Pell City — 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 69/100 on livability (#50 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Pell City (town): math 17% / reading 44% proficiency, ranked #67 of 129 in AL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iola Roberts Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 388 students, 78% FRL); Pell City High School (math 17% / reading 21%, grade F, #181 of 305 statewide, top 60%, 1,171 students, 55% FRL) — zoned schools average 67% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Current owner paid $107k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.39% ✓
• Cap rate: 12.23%
• Cash-on-cash: 21.22%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $252,840
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2118 3rd Ave N	0.13mi	4/2.0	2,024 (-4%)	16mo	$265,000	$131	74
2006 3rd Ave S	0.27mi	4/2.0	1,979 (-6%)	8mo	$75,000	$38	71
1700 3rd Ave	0.23mi	3/2.5 (-1)	2,128 (+1%)	23mo	$255,000	$120	62
1900 3rd Ave	0.11mi	3/2.0 (-1)	1,809 (-14%)	10mo	$269,900	$149	58
804 S 17th St	0.65mi	4/2.0	1,920 (-9%)	12mo	$176,750	$92	45

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $19,866
• Equity at exit: $19,369

10-year hold

• IRR: 22.5%
• Equity multiple: 2.92×
• Total profit: $69,868
• Equity at exit: $11,231

Cash invested: $36,372 (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 35125

• Home prices YoY: -22.0%
• Active inventory: 63
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $643

Break-even live

Break-even rent $994

Max offer price $129,900

Occupancy floor 59%

Sensitivity live

Price	-10% $717	-5% $680	+0% $643	+5% $606	+10% $570
Rent	-10% $500	-5% $572	+0% $643	+5% $714	+10% $786
Rate	-1.0pp $708	-0.5pp $676	base $643	+0.5pp $609	+1.0pp $575

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
281 Woodland Trl Pell City, AL	4.0	2.0	1494	$1,749	$1.17	20d	1	0.97mi
490 Woodland Crest Rd Pell City, AL	4.0	2.0	1661	$1,870	$1.13	12d	1	1.14mi

Listing history 22 events

1. 2026-06-18
   days on market $129,900 Active 149 DOM
2. 2026-06-17
   days on market $129,900 Active 148 DOM
3. 2026-06-16
   days on market $129,900 Active 147 DOM
4. 2026-06-15
   days on market $129,900 Active 146 DOM
5. 2026-06-13
   days on market $129,900 Active 144 DOM
6. 2026-06-10
   days on market $129,900 Active 141 DOM
7. 2026-06-09
   days on market $129,900 Active 140 DOM
8. 2026-06-08
   days on market $129,900 Active 139 DOM
9. 2026-06-07
   days on market $129,900 Active 138 DOM
10. 2026-06-05
    days on market $129,900 Active 135 DOM
11. 2026-06-03
    days on market $129,900 Active 134 DOM
12. 2026-06-02
    days on market $129,900 Active 133 DOM
13. 2026-06-01
    days on market $129,900 Active 132 DOM
14. 2026-05-31
    days on market $129,900 Active 131 DOM
15. 2026-04-07
    status Active
16. 2026-03-02
    historical Contingent
17. 2026-01-20
    listed $129,900 Active
18. 2016-04-01
    price $129,900
19. 2012-11-13
    soldstatus $107,061
20. 2012-11-08
    soldstatus $107,000 793-char remark

    Show marketing remark (793 chars)

    Charming home in the downtown district. Property sits on 7 lots taking up 1/2 of the city block. It is fenced with an abundance of flowers and foliage. With a little tender, loving care the property can be restored to a botanical garden area. The home features a wrap around porch, 4 fireplaces (one woodburning, one gas log, and two old coal burning). The large rooms and the high ceilings give an owner many options for the use of each room. There is a formal living room as you enter from the front door. Along with the kitchen, dining area and laundry room there are 3 large rooms with closets that can be used as bedrooms or den, dining or office areas. The second floor features a large bedroom and bath with 3 walk in closets and an attic area floored for an abundance of storage space.

21. 2012-06-13
    listed $115,000 793-char remark

    Show marketing remark (793 chars)

    Charming home in the downtown district. Property sits on 7 lots taking up 1/2 of the city block. It is fenced with an abundance of flowers and foliage. With a little tender, loving care the property can be restored to a botanical garden area. The home features a wrap around porch, 4 fireplaces (one woodburning, one gas log, and two old coal burning). The large rooms and the high ceilings give an owner many options for the use of each room. There is a formal living room as you enter from the front door. Along with the kitchen, dining area and laundry room there are 3 large rooms with closets that can be used as bedrooms or den, dining or office areas. The second floor features a large bedroom and bath with 3 walk in closets and an attic area floored for an abundance of storage space.

22. 2004-12-01
    soldstatus $88,000

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $599 · $50/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,696
• − Mortgage interest: −$7,276
• − Property taxes: −$599
• − Insurance: −$650
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$3,779
• Taxable income: $5,921
• Est. tax owed @ 24.0%: −$1,421
• After-tax cash flow: $6,296/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: Pell City
• NCES district ID: 0102650
• Math proficiency: 17% ▼ -30.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $45,051
• Composite: 26.04/100
• National rank: #7303
• State rank: #67 of 129 in AL

Livability — Pell City

• Score: 69/100
• State rank: #50
• US rank: #8246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pell City, AL
• City population: 10,546
• Population (ZIP): 10,969

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.53%
• Current HPI: 182.9461
• 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

+47.6% since first listed

8 events — show timeline

• 2026-04-07 Relisted — Greater Alabama MLS
• 2026-03-02 Contingent — Greater Alabama MLS
• 2026-01-20 Listed $129,900 Greater Alabama MLS
• 2016-04-01 Price Changed $129,900 Greater Alabama MLS
• 2012-11-13 Sold (Public Records) $107,061 Public Records
• 2012-11-08 Sold (MLS) $107,000 Greater Alabama MLS
• 2012-06-13 Listed $115,000 Greater Alabama MLS
• 2004-12-01 Sold (Public Records) $88,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $599 · +0.0% YoY. Source: county tax records.