811 S Columbia Ave · Sheffield, AL 35660

$99,999

4 bd · 1.0 ba · 1,624 sqft · SingleFamily · 13 Days on market

Built 1950 Poor condition 10,018 sqft lot Est $166k · 40% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +1.9/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and renovators! This spacious 4-bedroom, 1-bath home offers a fantastic opportunity to add value and build equity. Featuring an unfinished interior ready for your vision, this property is ideal for a fix-and-flip project, rental investment, or affordable home renovation. Situated on a nice-sized yard with plenty of outdoor space, the home also includes natural gas heat for efficient utility service. With strong potential, this property is a great chance to invest in the growing Sheffield market. Property is being sold as-is. Bring your ideas and unlock this home's full potential!

Key facts

• Natural gas heat
• Outdoor space
• 0.23 acre lot

Tags

• NATURAL GAS HEAT
• OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Residential property; Built in 1950; Two-story
• Construction: Aluminum siding; No fireplaces
• Exterior features: 0.23-acre lot; Public water; Public sewer; Lot in City Of Sheffield subdivision

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Crawl space basement; Two levels

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 15.1% 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: crime F, amenities F, commute 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.
• Zoned schools: Sheffield Junior High School (math 2% / reading 32%, grade F, #200 of 257 statewide, top 78%, 186 students, 84% FRL); Sheffield High School (math 15% / reading 15%, grade F, #212 of 305 statewide, top 70%, 278 students, 66% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $99,999

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 1.80% ✓
• Cap rate: 15.06%
• Cash-on-cash: 31.33%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $165,648
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Sterling Blvd	0.31mi	4/2.0	1,518 (-6%)	21mo	$155,000	$102	53
1001 Sterling Blvd	0.31mi	3/2.0 (-1)	1,736 (+7%)	19mo	$47,000	$27	49
215 Sterling Blvd	0.71mi	3/2.0 (-1)	1,680 (+3%)	10mo	$139,900	$83	43
105 Monroe St	0.59mi	3/2.0 (-1)	1,827 (+12%)	1mo	$185,000	$101	42
704 Washington St	0.60mi	3/1.0 (-1)	1,388 (-14%)	8mo	$179,900	$130	36
608 N Washington St	0.65mi	3/2.0 (-1)	1,425 (-12%)	7mo	$205,000	$144	35
132 Monroe Dr	0.65mi	3/1.5 (-1)	1,446 (-11%)	13mo	$170,000	$118	34
719 N Main St	0.73mi	3/2.0 (-1)	1,785 (+10%)	12mo	$163,000	$91	30
907 14th Ave	0.63mi	3/2.0 (-1)	1,400 (-14%)	11mo	$105,000	$75	29
801 Main St N	0.67mi	3/2.0 (-1)	1,500 (-8%)	22mo	$209,000	$139	28
305 E 18th St	0.64mi	3/2.0 (-1)	1,444 (-11%)	18mo	$185,000	$128	28

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: 26.2%
• Equity multiple: 2.08×
• Total profit: $30,376
• Equity at exit: $14,910

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $86,506
• Equity at exit: $8,646

Cash invested: $28,000 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $731

Break-even live

Break-even rent $875

Max offer price $99,999

Occupancy floor 54%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 E 18th St Sheffield, AL	4.0	2.5	2000	$1,800	$0.90	43d	1	0.32mi

Listing history 12 events

1. 2026-06-19
   days on market $99,999 Active 13 DOM
2. 2026-06-18
   days on market $99,999 Active 12 DOM
3. 2026-06-17
   days on market $99,999 Active 11 DOM
4. 2026-06-16
   days on market $99,999 Active 10 DOM
5. 2026-06-15
   days on market $99,999 Active 9 DOM
6. 2026-06-14
   days on market $99,999 Active 7 DOM
7. 2026-06-13
   days on market $99,999 Active 6 DOM
8. 2026-06-10
   days on market $99,999 Active 4 DOM
9. 2026-06-09
   days on market $99,999 Active 3 DOM
10. 2026-06-08
    days on market $99,999 Active 2 DOM
11. 2026-06-07
    remarks 608-char remark
12. 2026-06-07
    listed $99,999 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$5,601
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$2,909
• Taxable income: $7,633
• Est. tax owed @ 24.0%: −$1,832
• After-tax cash flow: $6,939/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and renovations to bring it back to a livable condition. Significant structural damage and debris throughout the property make it a challenging but potentially rewarding fix-and-flip project.

Repairs flagged

• Major staircase — Significant damage to the staircase
• Major exterior siding — Significant damage to the exterior siding
• Major interior walls — Significant damage to the interior walls
• Major flooring — Significant damage to the flooring

Value-add opportunities

• Both exterior siding repair — Improves curb appeal and structural integrity
• Both interior wall repair — Enhances interior aesthetics and structural stability
• Both flooring replacement — Improves living space and structural integrity
• Both staircase repair — Ensures safety and structural integrity

Renovation cost estimate screening

Repair item	Severity	Est. cost
staircase · Significant damage to the staircase	Major	$15,000–50,000
exterior siding · Significant damage to the exterior siding	Major	$15,000–50,000
interior walls · Significant damage to the interior walls	Major	$15,000–50,000
flooring · Significant damage to the flooring	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior siding repair — Improves curb appeal and structural integrity ↑
• Both interior wall repair — Enhances interior aesthetics and structural stability ↑
• Both flooring replacement — Improves living space and structural integrity ↑
• Both staircase repair — Ensures safety and structural integrity ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+402.5% since first listed

2 events — show timeline

• 2026-06-06 Listed $99,999 VMLS
• 2013-01-31 Listed $19,900 SAARMLS