1616 Sparkman St NW · Hartselle, AL 35640

$155,000

3 bd · 1.0 ba · 1,252 sqft · SingleFamily public records · 38 Days on market

Built 1950 1.00 ac lot $124/sqft · 22% below area Est $204k · 24% under ↓ 5% since listing

---

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 +9.1/30.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just off Highway 31 in Hartselle, this unique property offers a rare opportunity with potential for either residential or limited commercial use. Situated on a 1-acre lot, the 3-bedroom, 1.75-bath home is being sold in where-is, as-is condition. This property is located in a highly visible and convenient area, making it ideal for a variety of possibilities. Enjoy easy access to downtown Hartselle, medical facilities, shopping, dining, and everyday amenities while benefiting from a quick, accessible location. This property presents an excellent opportunity for the right buyer to make it their own.

Key facts

• Highly visible area
• 1 acre lot
• Unique property

Tags

• UNIQUE PROPERTY
• 1 ACRE LOT
• HIGHLY VISIBLE AREA
• EASY ACCESS TO DOWNTOWN

Property features AI

Finance

• Other: Located in Metes And Bounds subdivision
• HOA & community: No association

Exterior

• Parking: Attached carport
• Utilities: Public sewer; Public water
• Home design: Single-family residence; One story; Built in 1950; Not new construction; Vinyl siding
• Construction: Vinyl siding construction; Built in 1950
• Exterior features: 1-acre lot; Public water

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: 7 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $138k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (22.3% below list).
• Recommended offer: $120k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Hartselle — 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 72/100 on livability (#32 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hartselle City (other): math 41% / reading 64% proficiency, ranked #10 of 129 in AL (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crestline Elementary School (math 32% / reading 57%, grade F, #171 of 627 statewide, top 31%, 550 students, 49% FRL); Hartselle Junior High School (math 33% / reading 63%, grade C-, #29 of 257 statewide, top 12%, 527 students, 38% FRL); Hartselle High School (math 44% / reading 48%, grade D-, #18 of 305 statewide, top 6%, 1,031 students, 34% FRL) — zoned schools average 40% FRL vs 25% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,410 (22.3% 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 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $204,448
• List price: $155,000
• Delta: -24.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1722 Memory Ln NW	0.29mi	3/2.0	1,320 (+5%)	6mo	$210,000	$159	69
604 Douglas Dr NW	0.27mi	3/2.0	1,348 (+8%)	6mo	$217,000	$161	66
904 Rhodes St	0.23mi	2/1.0 (-1)	1,316 (+5%)	12mo	$158,000	$120	66
1850 Peach Orchard Rd NW	0.32mi	3/2.0	1,333 (+6%)	8mo	$215,000	$161	64
1620 Peach Orchard Rd NW	0.18mi	3/1.0	1,088 (-13%)	9mo	$192,000	$176	62
1306 Sparkman St NW	0.42mi	3/1.0	1,133 (-10%)	4mo	$162,000	$143	62
501 Carol St	0.37mi	3/2.0	1,169 (-7%)	10mo	$205,000	$175	59
1401 Sparkman St	0.26mi	4/2.0 (+1)	1,332 (+6%)	13mo	$238,500	$179	57
1515 Peach Orchard Rd NW	0.22mi	4/2.0 (+1)	1,356 (+8%)	15mo	$239,900	$177	55
1935 Peach Orchard Rd NW	0.43mi	3/1.5	1,090 (-13%)	20mo	$280,000	$257	40
1111 NW Sparkman St	0.59mi	3/2.0	1,140 (-9%)	22mo	$194,900	$171	35
2006 Bailey St NW	0.67mi	3/2.0	1,397 (+12%)	20mo	$235,000	$168	29

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-32,736
• Equity at exit: $23,111

10-year hold

• IRR: -15.6%
• Equity multiple: 0.12×
• Total profit: $-38,268
• Equity at exit: $13,402

Cash invested: $43,400 (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 35640

• Home prices YoY: -13.6%
• Active inventory: 193
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-120

Break-even live

Break-even rent $1,356

Max offer price $137,647

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-66	+0% $-120	+5% $-173	+10% $-227
Rent	-10% $-215	-5% $-167	+0% $-120	+5% $-72	+10% $-25
Rate	-1.0pp $-42	-0.5pp $-81	base $-120	+0.5pp $-160	+1.0pp $-201

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Midway St NW Hartselle, AL	2.0	2.0	943	$1,124	$1.19	45d	1	0.31mi
500 Crestline Dr SW Hartselle, AL	3.0	2.0	1420	$1,500	$1.06	16d	1	1.32mi

Listing history 24 events

1. 2026-06-22
   days on market $155,000 Active 38 DOM
2. 2026-06-21
   days on market $155,000 Active 37 DOM
3. 2026-06-19
   days on market $155,000 Active 35 DOM
4. 2026-06-18
   days on market $155,000 Active 34 DOM
5. 2026-06-17
   days on market $155,000 Active 33 DOM
6. 2026-06-16
   days on market $155,000 Active 32 DOM
7. 2026-06-15
   days on market $155,000 Active 31 DOM
8. 2026-06-14
   days on market $155,000 Active 29 DOM
9. 2026-06-12
   days on market $155,000 Active 28 DOM
10. 2026-06-09
    days on market $155,000 Active 25 DOM
11. 2026-06-08
    days on market $155,000 Active 24 DOM
12. 2026-06-07
    days on market $155,000 Active 23 DOM
13. 2026-06-07
    days on market $155,000 Active 22 DOM
14. 2026-06-04
    days on market $155,000 Active 19 DOM
15. 2026-06-02
    days on market $155,000 Active 18 DOM
16. 2026-06-01
    days on market $155,000 Active 17 DOM
17. 2026-05-31
    days on market $155,000 Active 16 DOM
18. 2026-05-31
    days on market $155,000 Active 15 DOM
19. 2026-05-15
    listed $155,000 Active 611-char remark
20. 2026-02-08
    historical Contingent
21. 2026-01-23
    status Active
22. 2026-01-12
    historical Contingent
23. 2025-12-08
    price $172,000
24. 2025-12-08
    listed $164,000 Active

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $14,449
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$4,509
• Taxable loss: −$4,154
• Est. tax savings @ 24.0%: +$997
• After-tax cash flow: $-442/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: Hartselle City
• NCES district ID: 0101730
• Math proficiency: 41% ▼ -25.00%
• Reading proficiency: 64% ▼ -1.00%
• Median HH income: $51,169
• Composite: 44.88/100
• National rank: #2717
• State rank: #10 of 129 in AL

Livability — Hartselle

• Score: 72/100
• State rank: #32
• US rank: #6515

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartselle, AL
• City population: 26,976
• Population (ZIP): 26,976

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.12%
• Current HPI: 242.5778
• 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

-5.5% since first listed

6 events — show timeline

• 2026-05-15 Listed $155,000 VMLS
• 2026-02-08 Contingent — VMLS
• 2026-01-23 Relisted — VMLS
• 2026-01-12 Contingent — VMLS
• 2025-12-08 Price Changed $172,000 VMLS
• 2025-12-08 Listed $164,000 VMLS

Property tax history

+4.5%/yr

Latest (2025): $307 · +18.3% YoY. Source: county tax records.