3957 Beulah Rd · Boaz, AL 35957

$225,000

4 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 60 Days on market

Built 2008 0.42 ac lot $169/sqft · at area comps Est $277k · 19% 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 +15.0/15.0
• Cash flow +11.0/30.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

Key facts

• Walk-in closet
• Large laundry room
• New appliances

Tags

• EAT-IN KITCHEN
• RECESSED LIGHTING
• WALK-IN CLOSET
• LARGE LAUNDRY ROOM
• NEW APPLIANCES
• FIRE PIT

Property features AI

Finance

• Other: Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (concrete and gravel)
• Utilities: Septic tank
• Home design: Single-family residence; One story; Built in 2008; Residential property
• Construction: Vinyl siding exterior
• Exterior features: Concrete and gravel driveway; Deck; Front porch; Lot approximately 0.42 acres

Interior

• Kitchen: Dishwasher; Oven; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling; Electric cooling
• Interior features: Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (30.2% below list).
• Recommended offer: $157k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.4% in Boaz — 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 61/100 on livability (#233 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, employment D+, amenities F.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Asbury Elementary School (math 12% / reading 33%, grade F, #435 of 627 statewide, top 69%, 701 students, 84% FRL); Douglas Middle School (math 9% / reading 39%, grade F, #168 of 257 statewide, top 66%, 496 students, 53% FRL); Asbury High School (math 5% / reading 31%, grade F, #187 of 305 statewide, top 62%, 664 students, 84% FRL).
• Market conditions: 88 active listings in the ZIP; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $178k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,142 (30.2% 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 60 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.78%
• DSCR: 0.92
• GRM: 11.9

CMA / ARV

• ARV (median comp): $276,612
• List price: $225,000
• Delta: -18.66%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.32×
• Total profit: $-42,526
• Equity at exit: $33,548

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-45,152
• Equity at exit: $19,454

Cash invested: $63,000 (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 35957

• Home prices YoY: -10.6%
• Active inventory: 88
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,571 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$61 /mo · $735/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-94

Break-even live

Break-even rent $1,690

Max offer price $208,482

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-30	+0% $-94	+5% $-157	+10% $-221
Rent	-10% $-218	-5% $-156	+0% $-94	+5% $-31	+10% $31
Rate	-1.0pp $20	-0.5pp $-36	base $-94	+0.5pp $-152	+1.0pp $-211

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $225,000 Active 60 DOM
2. 2026-06-18
   days on market $225,000 Active 57 DOM
3. 2026-06-17
   days on market $225,000 Active 56 DOM
4. 2026-06-16
   days on market $225,000 Active 55 DOM
5. 2026-06-15
   days on market $225,000 Active 54 DOM
6. 2026-06-14
   days on market $225,000 Active 52 DOM
7. 2026-06-13
   days on market $225,000 Active 51 DOM
8. 2026-06-10
   days on market $225,000 Active 49 DOM
9. 2026-06-09
   days on market $225,000 Active 48 DOM
10. 2026-06-08
    days on market $225,000 Active 47 DOM
11. 2026-06-07
    days on market $225,000 Active 46 DOM
12. 2026-06-05
    days on market $225,000 Active 43 DOM
13. 2026-06-03
    days on market $225,000 Active 42 DOM
14. 2026-06-02
    days on market $225,000 Active 41 DOM
15. 2026-06-01
    days on market $225,000 Active 40 DOM
16. 2026-05-31
    days on market $225,000 Active 39 DOM
17. 2026-05-30
    days on market $225,000 Active 38 DOM
18. 2026-05-18
    price $225,000 555-char remark
19. 2026-04-22
    listed $230,000 Active 555-char remark
20. 2022-03-21
    soldstatus $178,000
21. 2022-03-18
    soldstatus $179,000 Sold 463-char remark

    Show marketing remark (463 chars)

    Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

22. 2022-02-24
    status Pending 463-char remark

    Show marketing remark (463 chars)

    Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

23. 2022-02-04
    historical 463-char remark

    Show marketing remark (463 chars)

    Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

24. 2022-02-02
    price $169,900 463-char remark

    Show marketing remark (463 chars)

    Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

25. 2022-01-12
    status Active 463-char remark

    Show marketing remark (463 chars)

    Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

26. 2022-01-07
    historical Contingent 463-char remark

    Show marketing remark (463 chars)

    Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

27. 2021-12-31
    listed $179,900 Active 463-char remark

    Show marketing remark (463 chars)

    Enjoy the privacy of the country and the convenience of the city in this adorable home just minutes from Boaz city! This home features laminate and tile flooring, an eat in kitchen with recessed lighting, a large back yard and pool for those lazy summer days! Three large bedrooms with walk in closets will give you all the space you need, and a large laundry room and garage complete the package! Call today for more information because this one won't last long!

28. 2016-06-16
    soldstatus $115,417

ⓘ 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: $735 · $61/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$188/yr (+$16/mo · 25.5%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,857
• − Mortgage interest: −$12,603
• − Property taxes: −$735
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$6,545
• Taxable loss: −$5,169
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $119/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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 of 129 in AL

Livability — Boaz

• Score: 61/100
• State rank: #233
• US rank: #17318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,672

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.42%
• Current HPI: 249.5829
• 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

+94.9% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $225,000 VMLS
• 2026-04-22 Listed $230,000 VMLS
• 2022-03-21 Sold (Public Records) $178,000 Public Records
• 2022-03-18 Sold (MLS) $179,000 Greater Alabama MLS
• 2022-02-24 Pending — Greater Alabama MLS
• 2022-02-04 Delisted — Greater Alabama MLS
• 2022-02-02 Price Changed $169,900 Greater Alabama MLS
• 2022-01-12 Relisted — Greater Alabama MLS
• 2022-01-07 Contingent — Greater Alabama MLS
• 2021-12-31 Listed $179,900 Greater Alabama MLS
• 2016-06-16 Sold (Public Records) $115,417 Public Records

Property tax history

+9.0%/yr

Latest (2025): $735 · +7.5% YoY. Source: county tax records.