2821 Sansom Ave · Gadsden, AL 35904

$94,900

3 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 352 Days on market

Built 1930 8,712 sqft lot $61/sqft · 29% above area Est $83k · 15% over ↓ 5% since listing

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Why this score? — see what drove the F 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 +14.1/30.0
• DSCR +4.3/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom 2 bath home in quite neighborhood with large screened front porch, spacious back deck with fenced back yard. This home features 2 fireplaces with gas logs and a living room and den next to the kitchen, the master bath is huge with a walk in closet, plus a storage building out back.

Key facts

• Screened front porch
• Spacious back deck
• Fenced back yard

Tags

• SCREENED FRONT PORCH
• SPACIOUS BACK DECK
• FENCED BACK YARD
• 2 FIREPLACES
• WALK IN CLOSET
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $14 ($173/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $75k (21.0% below list).
• Recommended offer: $75k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Gadsden — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $656 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.

Negotiation context

• It's been on market 352 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $75,000 (21.0% below list)

Questions for the listing agent

1. It's been on market 352 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
6. 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?
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: 0.79% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (median comp): $82,660
• List price: $94,900
• Delta: 14.81%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2908 W Meighan Blvd	0.12mi	3/1.0	1,628 (+4%)	3mo	$55,000	$34	82
14 Winona	0.38mi	3/2.0	1,500 (-4%)	1mo	$20,000	$13	74
3424 W Meighan Blvd	0.47mi	3/2.0	1,534 (-2%)	2mo	$145,000	$95	73
11 W Tuscaloosa Ave	0.57mi	3/2.0	1,571 (+0%)	9mo	$73,000	$46	66
3506 Western Ave	0.59mi	3/2.0	1,552 (-1%)	14mo	$139,900	$90	59
421 33rd St N	0.35mi	4/1.5 (+1)	1,407 (-10%)	5mo	$108,000	$77	56
411 Vernon St	0.52mi	3/2.0	1,523 (-3%)	21mo	$128,100	$84	53
20 Dwight Ave	0.61mi	3/1.0	1,500 (-4%)	20mo	$80,000	$53	44
3204 Sansom Ave	0.27mi	4/2.0 (+1)	1,800 (+15%)	18mo	$189,000	$105	43
3708 Roselawn Dr	0.72mi	3/1.5	1,775 (+13%)	22mo	$180,000	$101	25

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: -15.3%
• Equity multiple: 0.45×
• Total profit: $-14,499
• Equity at exit: $14,150

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-11,594
• Equity at exit: $8,205

Cash invested: $26,572 (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 35904

• Home prices YoY: -17.1%
• Active inventory: 84
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $14

Break-even live

Break-even rent $732

Max offer price $94,900

Occupancy floor 93%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 W Tuscaloosa Ave Gadsden, AL	2.0	1.0	1056	$750	$0.71	43d	1	0.60mi

Listing history 18 events

1. 2026-06-19
   days on market $94,900 Active 352 DOM
2. 2026-06-18
   days on market $94,900 Active 351 DOM
3. 2026-06-17
   days on market $94,900 Active 350 DOM
4. 2026-06-16
   days on market $94,900 Active 349 DOM
5. 2026-06-15
   days on market $94,900 Active 348 DOM
6. 2026-06-14
   days on market $94,900 Active 346 DOM
7. 2026-06-12
   days on market $94,900 Active 345 DOM
8. 2026-06-09
   days on market $94,900 Active 342 DOM
9. 2026-06-08
   days on market $94,900 Active 341 DOM
10. 2026-06-07
    days on market $94,900 Active 340 DOM
11. 2026-06-07
    days on market $94,900 Active 339 DOM
12. 2026-06-04
    days on market $94,900 Active 336 DOM
13. 2026-06-02
    days on market $94,900 Active 335 DOM
14. 2026-06-01
    days on market $94,900 Active 334 DOM
15. 2026-05-31
    days on market $94,900 Active 333 DOM
16. 2026-05-31
    days on market $94,900 Active 332 DOM
17. 2025-08-04
    price $94,900 293-char remark

    Show marketing remark (293 chars)

    3 bedroom 2 bath home in quite neighborhood with large screened front porch, spacious back deck with fenced back yard. This home features 2 fireplaces with gas logs and a living room and den next to the kitchen, the master bath is huge with a walk in closet, plus a storage building out back.

18. 2025-07-02
    listed $99,900 Active 293-char remark

    Show marketing remark (293 chars)

    3 bedroom 2 bath home in quite neighborhood with large screened front porch, spacious back deck with fenced back yard. This home features 2 fireplaces with gas logs and a living room and den next to the kitchen, the master bath is huge with a walk in closet, plus a storage building out back.

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $491 · $41/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,000
• − Mortgage interest: −$5,316
• − Property taxes: −$491
• − Insurance: −$474
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,761
• Taxable loss: −$1,482
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $528/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 13,571

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 13% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -44.06%
• Current HPI: 213.3981
• 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

-5.0% since first listed

2 events — show timeline

• 2025-08-04 Price Changed $94,900 VMLS
• 2025-07-02 Listed $99,900 VMLS

Property tax history

+10.4%/yr

Latest (2025): $491 · +0.0% YoY. Source: county tax records.