3212 E 12th Ave · Sheffield, AL 35660

$115,000

3 bd · 2.0 ba · 1,775 sqft · SingleFamily public records · 29 Days on market

Built 1954 0.25 ac lot Est $154k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 2 bath house on 2 lots. Structurally good. Needs some TLC. NO OWNER FINANCE OR RENT TO OWN! open to reasonable offer. 731-646-0823

Key facts

• Unfinished basement
• Customization
• Double lot

Tags

• DOUBLE LOT
• UNFINISHED BASEMENT
• ADDITIONAL SPACE FOR STORAGE
• EXPANSION
• CUSTOMIZATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 5.1% in Sheffield — 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 60/100 on livability (#312 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Sheffield City (suburban): math 12% / reading 34% proficiency, ranked #103 of 129 in AL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.28% ✓
• Cap rate: 11.21%
• Cash-on-cash: 17.57%
• DSCR: 1.78
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $154,425
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1623 Oak Grove Blvd	0.39mi	3/2.0	1,692 (-5%)	3mo	$169,000	$100	72
3003 E 14th Ave	0.28mi	4/2.0 (+1)	1,845 (+4%)	6mo	$179,900	$98	70
1621 Oak Grove Blvd	0.38mi	3/2.0	1,662 (-6%)	5mo	$128,000	$77	67
1607 Tennessee St	0.37mi	2/2.0 (-1)	1,836 (+3%)	11mo	$74,000	$40	63
1203 Spruce Cir	0.34mi	3/2.0	1,548 (-13%)	0mo	$199,000	$129	62
1629 Ridge Dr	0.38mi	4/2.5 (+1)	1,635 (-8%)	1mo	$96,800	$59	61
1621 Hillcrest Ave	0.35mi	2/2.0 (-1)	1,670 (-6%)	12mo	$175,900	$105	59
1514 Oak Grove Blvd	0.31mi	4/2.0 (+1)	1,976 (+11%)	10mo	$71,000	$36	53
1506 E 28th St	0.51mi	3/2.0	1,512 (-15%)	4mo	$125,000	$83	48
1912 31st St E	0.70mi	3/2.0	1,658 (-7%)	12mo	$145,000	$87	47
1700 Crestline Ave	0.65mi	3/2.0	1,550 (-13%)	11mo	$129,500	$84	39
302 Meredith Dr	0.74mi	3/2.0	1,520 (-14%)	8mo	$264,000	$174	35

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: 9.0%
• Equity multiple: 1.35×
• Total profit: $11,355
• Equity at exit: $17,147

10-year hold

• IRR: 18.1%
• Equity multiple: 2.50×
• Total profit: $48,391
• Equity at exit: $9,943

Cash invested: $32,200 (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 35660

• Home prices YoY: -29.5%
• Active inventory: 115
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $472

Break-even live

Break-even rent $875

Max offer price $115,000

Occupancy floor 63%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 E 21st Ave Sheffield, AL	4.0	2.0	1890	$1,595	$0.84	43d	1	0.80mi
100 Brink Ct Sheffield, AL	2.0	2.0	1100	$899	$0.82	43d	5	1.00mi
701 E 18th St Sheffield, AL	4.0	2.5	2000	$1,800	$0.90	43d	1	1.39mi

Listing history 27 events

1. 2026-06-19
   days on market $115,000 Active 29 DOM
2. 2026-06-18
   days on market $115,000 Active 28 DOM
3. 2026-06-17
   days on market $115,000 Active 27 DOM
4. 2026-06-16
   days on market $115,000 Active 26 DOM
5. 2026-06-15
   price $115,000 Active 25 DOM
6. 2026-06-15
   days on market $120,000 Active 25 DOM
7. 2026-06-14
   days on market $120,000 Active 23 DOM
8. 2026-06-13
   days on market $120,000 Active 22 DOM
9. 2026-06-10
   days on market $120,000 Active 20 DOM
10. 2026-06-09
    days on market $120,000 Active 19 DOM
11. 2026-06-08
    days on market $120,000 Active 18 DOM
12. 2026-06-07
    pricedays on market $120,000 Active 17 DOM
13. 2026-06-05
    days on market $125,000 Active 14 DOM
14. 2026-06-02
    days on market $125,000 Active 12 DOM
15. 2026-06-01
    days on market $125,000 Active 11 DOM
16. 2026-05-31
    days on market $125,000 Active 10 DOM
17. 2026-05-30
    days on market $125,000 Active 9 DOM
18. 2026-05-12
    listed $129,900 Active 137-char remark

    Show marketing remark (137 chars)

    3 bed 2 bath house on 2 lots. Structurally good. Needs some TLC. NO OWNER FINANCE OR RENT TO OWN! open to reasonable offer. 731-646-0823

19. 2024-06-07
    price $119,900
20. 2024-04-29
    price $124,900
21. 2024-03-18
    listed $129,900 Active
22. 2023-11-29
    soldstatus $88,000
23. 2023-05-15
    price $19,000
24. 2023-05-01
    listed $10,000 Active
25. 2015-04-24
    soldstatus $45,000
26. 2015-04-24
    soldstatus $45,000
27. 2014-12-16
    listed $54,900

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $484 · $40/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $17,664
• − Mortgage interest: −$6,442
• − Property taxes: −$484
• − Insurance: −$575
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$3,345
• Taxable income: $3,991
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $4,700/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: Sheffield City
• NCES district ID: 0103000
• Math proficiency: 12% ▼ -30.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $34,188
• Composite: 18.8/100
• National rank: #8866
• State rank: #103 of 129 in AL

Livability — Sheffield

• Score: 60/100
• State rank: #312
• US rank: #19366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, AL
• City population: 9,385
• Population (ZIP): 9,385

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 26% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.23%
• Current HPI: 177.3226
• 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

+136.6% since first listed

10 events — show timeline

• 2026-05-12 Listed $129,900 FSBO.com
• 2024-06-07 Price Changed $119,900 SAARMLS
• 2024-04-29 Price Changed $124,900 SAARMLS
• 2024-03-18 Listed $129,900 SAARMLS
• 2023-11-29 Sold (Public Records) $88,000 Public Records
• 2023-05-15 Price Changed $19,000 SAARMLS
• 2023-05-01 Listed $10,000 SAARMLS
• 2015-04-24 Sold (Public Records) $45,000 Public Records
• 2015-04-24 Sold (MLS) $45,000 SAARMLS
• 2014-12-16 Listed $54,900 SAARMLS

Property tax history

+3.1%/yr

Latest (2025): $484 · +8.5% YoY. Source: county tax records.