107 Cynthia Cir · Roanoke, AL 36274

$110,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 111 Days on market

Built 1979 0.50 ac lot $76/sqft · 24% below area Est $145k · 24% under

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Why this score? — see what drove the C 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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect starter home in a great community. This corner lot home is in walking distance of Handley Middle School and in close proximity to Hwy 431. Large yard space is just what the kids are looking for. Bring your vision and design to life with the large open living room and dining room concept, 3 bedrooms with a master and half bath. This home is being sold As-Is with endless possibilities for the savvy investor. Don't delay, schedule your showing today.

Key facts

• Large yard space
• Corner lot
• 0.5 acre lot

Tags

• CORNER LOT
• CLOSE PROXIMITY TO HWY 431
• LARGE YARD SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 2.5% in Roanoke — 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 56/100 on livability (#405 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Roanoke City (town): math 16% / reading 41% proficiency, ranked #78 of 129 in AL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 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 1979 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $144,904
• List price: $110,000
• Delta: -24.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Longshore St	0.46mi	2/2.0 (-1)	1,288 (-11%)	4mo	$100,000	$78	49
175 Rock Mills Rd	0.65mi	3/2.0	1,474 (+2%)	16mo	$60,000	$41	49
435 South St	0.68mi	3/2.0	1,292 (-10%)	6mo	$150,000	$116	42
445 Gaston St	0.68mi	3/1.5	1,333 (-7%)	19mo	$20,000	$15	38

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-10,597
• Equity at exit: $16,401

10-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $125
• Equity at exit: $9,511

Cash invested: $30,800 (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 36274

• Home prices YoY: -7.9%
• Active inventory: 78
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $113

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 85%

Sensitivity live

Price	-10% $189	-5% $151	+0% $113	+5% $75	+10% $37
Rent	-10% $26	-5% $70	+0% $113	+5% $157	+10% $201
Rate	-1.0pp $169	-0.5pp $141	base $113	+0.5pp $85	+1.0pp $56

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $110,000 Active 111 DOM
2. 2026-06-18
   days on market $110,000 Active 110 DOM
3. 2026-06-17
   days on market $110,000 Active 109 DOM
4. 2026-06-16
   days on market $110,000 Active 108 DOM
5. 2026-06-15
   days on market $110,000 Active 107 DOM
6. 2026-06-14
   days on market $110,000 Active 105 DOM
7. 2026-06-12
   days on market $110,000 Active 104 DOM
8. 2026-06-09
   days on market $110,000 Active 101 DOM
9. 2026-06-08
   days on market $110,000 Active 100 DOM
10. 2026-06-07
    days on market $110,000 Active 99 DOM
11. 2026-06-05
    days on market $110,000 Active 97 DOM
12. 2026-06-04
    days on market $110,000 Active 95 DOM
13. 2026-06-02
    days on market $110,000 Active 94 DOM
14. 2026-06-01
    days on market $110,000 Active 93 DOM
15. 2026-05-31
    days on market $110,000 Active 92 DOM
16. 2026-05-31
    days on market $110,000 Active 91 DOM
17. 2026-02-28
    listed $110,000 Active 459-char remark

    Show marketing remark (459 chars)

    Perfect starter home in a great community. This corner lot home is in walking distance of Handley Middle School and in close proximity to Hwy 431. Large yard space is just what the kids are looking for. Bring your vision and design to life with the large open living room and dining room concept, 3 bedrooms with a master and half bath. This home is being sold As-Is with endless possibilities for the savvy investor. Don't delay, schedule your showing today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $13,267
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,200
• Taxable loss: −$418
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,459/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: Roanoke City
• NCES district ID: 0102850
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 41% ▲ 6.00%
• Median HH income: $34,287
• Composite: 23.36/100
• National rank: #7906
• State rank: #78 of 129 in AL

Livability — Roanoke

• Score: 56/100
• State rank: #405
• US rank: #22530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roanoke, AL
• Population (ZIP): 9,827

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,095 people
• By 2030: 21,500 · -2.7%
• By 2040: 20,042 · -9.3%
• By 2050: 18,428 · -16.6%
• By 2075: 14,828 · -32.9%
• By 2100: 11,511 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+64.8) · D 17.3% · R 82.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+58.6 2016: R+53.4 2012: R+39.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.15%
• Current HPI: 188.5223
• 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

• 2026-02-28 Listed $110,000 Greater Alabama MLS

Property tax history

-24.3%/yr

Latest (2016): $39 · -56.6% YoY. Source: county tax records.