170 Homestead Ln · Remlap, AL 35133

$140,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 181 Days on market

Built 1993 0.40 ac lot $142/sqft · 11% above area Est $127k · 11% over

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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 +23.5/30.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +2.8/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Completely updated and move-in ready! This charming 3-bedroom, 1-bath home sits on a spacious 0.4-acre lot in the heart of Remlap. Enjoy modern updates throughout including fresh paint, new flooring, and stylish finishes. The open floor plan features a bright living area, updated kitchen, and plenty of natural light. The large fenced backyard is perfect for entertaining, gardening, or simply relaxing outdoors, and includes a handy storage building for extra space. With newer vinyl siding, updated windows, and a quiet setting close to schools and major routes, this home offers comfort, value, and convenience. Don’t miss your chance to own this beautifully refreshed home. Schedule your showing today! Photos coming soon!

Key facts

• Newer vinyl siding
• Updated windows
• Quiet setting

Tags

• UPDATED KITCHEN
• LARGE FENCED BACKYARD
• HANDY STORAGE BUILDING
• NEWER VINYL SIDING
• UPDATED WINDOWS
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.4% in Remlap — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $54k; list at $140k implies a 159% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.11% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (median comp): $126,605
• List price: $140,000
• Delta: 10.58%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $88,667
• Equity at exit: $126,123

10-year hold

• IRR: 24.9%
• Equity multiple: 7.42×
• Total profit: $251,522
• Equity at exit: $271,989

Cash invested: $39,200 (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 35133

• Home prices YoY: 7.3%
• Active inventory: 32
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $194

Break-even live

Break-even rent $1,309

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-01
   days on market $140,000 Active 181 DOM
2. 2026-05-31
   days on market $140,000 Active 180 DOM
3. 2025-12-01
   listed $140,000 Active 733-char remark

   Show marketing remark (733 chars)

   Completely updated and move-in ready! This charming 3-bedroom, 1-bath home sits on a spacious 0.4-acre lot in the heart of Remlap. Enjoy modern updates throughout including fresh paint, new flooring, and stylish finishes. The open floor plan features a bright living area, updated kitchen, and plenty of natural light. The large fenced backyard is perfect for entertaining, gardening, or simply relaxing outdoors, and includes a handy storage building for extra space. With newer vinyl siding, updated windows, and a quiet setting close to schools and major routes, this home offers comfort, value, and convenience. Don’t miss your chance to own this beautifully refreshed home. Schedule your showing today! Photos coming soon!

4. 2023-04-21
   soldstatus $54,000
5. 2019-08-30
   soldstatus $89,000 Sold 402-char remark

   Show marketing remark (402 chars)

   Owners have done so many updates to this all-electric home: vinyl siding installed in 2016 and all windows replaced at that time; new kitchen countertops and new dishwasher (never used). Electric stove was replaced in 2015; roof replaced around 2013; and new heating/air unit replaced in 2012. Home is located on . 4 acres with a fenced back yard and a storage building in back yard, which will remain.

6. 2019-08-30
   soldstatus $89,000

   Show marketing remark (402 chars)

   Owners have done so many updates to this all-electric home: vinyl siding installed in 2016 and all windows replaced at that time; new kitchen countertops and new dishwasher (never used). Electric stove was replaced in 2015; roof replaced around 2013; and new heating/air unit replaced in 2012. Home is located on . 4 acres with a fenced back yard and a storage building in back yard, which will remain.

7. 2019-06-26
   historical Contingent 402-char remark

   Show marketing remark (402 chars)

   Owners have done so many updates to this all-electric home: vinyl siding installed in 2016 and all windows replaced at that time; new kitchen countertops and new dishwasher (never used). Electric stove was replaced in 2015; roof replaced around 2013; and new heating/air unit replaced in 2012. Home is located on . 4 acres with a fenced back yard and a storage building in back yard, which will remain.

8. 2019-06-04
   listed $89,000 Active 402-char remark

   Show marketing remark (402 chars)

   Owners have done so many updates to this all-electric home: vinyl siding installed in 2016 and all windows replaced at that time; new kitchen countertops and new dishwasher (never used). Electric stove was replaced in 2015; roof replaced around 2013; and new heating/air unit replaced in 2012. Home is located on . 4 acres with a fenced back yard and a storage building in back yard, which will remain.

9. 2003-07-30
   soldstatus $63,500

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,652
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$4,073
• Taxable income: $156
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,290/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Remlap

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Remlap, AL
• City population: 2,793
• Population (ZIP): 2,793

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.26%
• Current HPI: 255.0421
• 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

+120.5% since first listed

7 events — show timeline

• 2025-12-01 Listed $140,000 Greater Alabama MLS
• 2023-04-21 Sold (Public Records) $54,000 Public Records
• 2019-08-30 Sold (Public Records) $89,000 Public Records
• 2019-08-30 Sold (MLS) $89,000 Greater Alabama MLS
• 2019-06-26 Contingent — Greater Alabama MLS
• 2019-06-04 Listed $89,000 Greater Alabama MLS
• 2003-07-30 Sold (Public Records) $63,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $211 · +0.0% YoY. Source: county tax records.