4015 Scenic Hwy · Lookout Mountain, AL 35901

$100,000

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 109 Days on market

Built 1930 1.76 ac lot $97/sqft · 20% below area Est $124k · 20% 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.0/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4015 Scenic Hwy.- Sweet bunglow in Country setting- 2 bedroom, 1bath, LR, Kitchen/DR combo laundry and 1.7+/- Land. Home has been completely remolded throughout.

Key facts

• Bunglow
• Completely remolded
• Laundry

Tags

• COMPLETELY REMOLDED
• LAUNDRY
• KITCHEN/DR COMBO
• BUNGLOW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#345 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: housing C-, employment D, schools 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.
• Market conditions: 151 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $29k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $100k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
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: 1.10% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.89%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $124,486
• List price: $100,000
• Delta: -19.67%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,427
• Equity at exit: $14,910

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $23,827
• Equity at exit: $8,646

Cash invested: $28,000 (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 35901

• Home prices YoY: -9.9%
• Active inventory: 151
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $277

Break-even live

Break-even rent $753

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $100,000 Active 109 DOM
2. 2026-06-18
   days on market $100,000 Active 108 DOM
3. 2026-06-17
   days on market $100,000 Active 107 DOM
4. 2026-06-16
   days on market $100,000 Active 106 DOM
5. 2026-06-15
   days on market $100,000 Active 105 DOM
6. 2026-06-14
   days on market $100,000 Active 103 DOM
7. 2026-06-13
   days on market $100,000 Active 102 DOM
8. 2026-06-10
   days on market $100,000 Active 100 DOM
9. 2026-06-09
   days on market $100,000 Active 99 DOM
10. 2026-06-08
    days on market $100,000 Active 98 DOM
11. 2026-06-07
    days on market $100,000 Active 97 DOM
12. 2026-06-05
    days on market $100,000 Active 94 DOM
13. 2026-06-03
    days on market $100,000 Active 93 DOM
14. 2026-06-02
    days on market $100,000 Active 92 DOM
15. 2026-06-01
    days on market $100,000 Active 91 DOM
16. 2026-05-31
    days on market $100,000 Active 90 DOM
17. 2026-05-30
    days on market $100,000 Active 89 DOM
18. 2026-05-18
    price $100,000 161-char remark

    Show marketing remark (161 chars)

    4015 Scenic Hwy.- Sweet bunglow in Country setting- 2 bedroom, 1bath, LR, Kitchen/DR combo laundry and 1.7+/- Land. Home has been completely remolded throughout.

19. 2026-05-05
    price $104,900 161-char remark

    Show marketing remark (161 chars)

    4015 Scenic Hwy.- Sweet bunglow in Country setting- 2 bedroom, 1bath, LR, Kitchen/DR combo laundry and 1.7+/- Land. Home has been completely remolded throughout.

20. 2026-03-14
    price $109,900 161-char remark

    Show marketing remark (161 chars)

    4015 Scenic Hwy.- Sweet bunglow in Country setting- 2 bedroom, 1bath, LR, Kitchen/DR combo laundry and 1.7+/- Land. Home has been completely remolded throughout.

21. 2026-03-02
    listed $129,000 Active 161-char remark

    Show marketing remark (161 chars)

    4015 Scenic Hwy.- Sweet bunglow in Country setting- 2 bedroom, 1bath, LR, Kitchen/DR combo laundry and 1.7+/- Land. Home has been completely remolded throughout.

22. 2020-07-29
    soldstatus $24,000 Sold 112-char remark

    Show marketing remark (112 chars)

    Bungalow on 2 acres located in the county. You will love the country setting with privacy and room for a garden.

23. 2020-07-16
    historical Contingent 112-char remark

    Show marketing remark (112 chars)

    Bungalow on 2 acres located in the county. You will love the country setting with privacy and room for a garden.

24. 2020-06-16
    listed $28,500 Active 112-char remark

    Show marketing remark (112 chars)

    Bungalow on 2 acres located in the county. You will love the country setting with privacy and room for a garden.

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$68/yr (+$6/mo · 19.9%)

ⓘ 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,247
• − Mortgage interest: −$5,602
• − Property taxes: −$342
• − Insurance: −$500
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,909
• Taxable income: $1,775
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,904/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 — Lookout Mountain

• Score: 59/100
• State rank: #345
• US rank: #20530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,571
• Population (ZIP): 19,186

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 55% Black 32% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 1% Russian/Polish/Slavic 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: ▼ -26.83%
• Current HPI: 243.6795
• 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

+250.9% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $100,000 VMLS
• 2026-05-05 Price Changed $104,900 VMLS
• 2026-03-14 Price Changed $109,900 VMLS
• 2026-03-02 Listed $129,000 VMLS
• 2020-07-29 Sold (MLS) $24,000 VMLS
• 2020-07-16 Contingent — VMLS
• 2020-06-16 Listed $28,500 VMLS

Property tax history

+11.3%/yr

Latest (2025): $342 · +0.0% YoY. Source: county tax records.