284 Circle Dr · Rainsville, AL 35986

$222,000

3 bd · 1.0 ba · 1,848 sqft · SingleFamily public records · 158 Days on market

Built 1974 0.93 ac lot $120/sqft · 16% below area Est $257k · 13% under

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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 +13.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +0.4/10.0
• 1% rule +0.0/10.0

Listing remarks MLS

Well built home with plenty of room to grow. This home offers many possibilities. Close to shopping and other amenities.

Key facts

• 0.93 acre lot
• Garage
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $-490 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (39.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (50.2% below list).
• Recommended offer: $111k (50.2% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.3% in Rainsville — 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 66/100 on livability (#105 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, 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 158 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,504 (50.2% 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 158 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 0.50% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.18%
• DSCR: 0.64
• GRM: 16.7

CMA / ARV

• ARV (median comp): $256,535
• List price: $222,000
• Delta: -13.46%
• 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
371 Church Ave	0.10mi	3/2.0	2,109 (+14%)	7mo	$250,000	$119	62
61 Rains Ave SE	0.44mi	4/2.0 (+1)	1,987 (+8%)	1mo	$225,000	$113	57
71 Gala St	0.45mi	3/2.0	1,988 (+8%)	10mo	$370,000	$186	54
855 Church Ave	0.55mi	3/2.0	1,700 (-8%)	5mo	$230,000	$135	53
85 Gala St	0.46mi	3/2.0	1,797 (-3%)	21mo	$346,000	$193	52
70 Santileon Ln	0.50mi	3/2.0	1,617 (-12%)	3mo	$289,900	$179	49
57 Johnson St	0.64mi	3/2.0	1,654 (-10%)	1mo	$260,000	$157	48
196 Johnson St	0.73mi	4/2.0 (+1)	1,954 (+6%)	1mo	$175,000	$90	47
150 Gala St	0.54mi	3/3.0	1,945 (+5%)	15mo	$350,000	$180	46
17 Third Ave	0.66mi	3/2.0	1,711 (-7%)	9mo	$195,000	$114	45
428 Ranch Rd	0.55mi	3/2.0	2,098 (+14%)	8mo	$439,000	$209	41
52 Rabbit Run Rd	0.54mi	3/2.5	2,123 (+15%)	16mo	$304,000	$143	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 17.6%
• Equity multiple: 2.44×
• Total profit: $89,598
• Equity at exit: $199,995

10-year hold

• IRR: 16.6%
• Equity multiple: 5.64×
• Total profit: $288,227
• Equity at exit: $431,297

Cash invested: $62,160 (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 35986

• Home prices YoY: 8.0%
• Active inventory: 72
• Price-to-rent: 16.7×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$1,164
• Tax from tax record: −$40 /mo · $480/yr
• Insurance: −$92
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-490

Break-even live

Break-even rent $1,726

Max offer price $135,405

Occupancy floor —

Sensitivity live

Price	-10% $-365	-5% $-427	+0% $-490	+5% $-553	+10% $-881
Rent	-10% $-577	-5% $-534	+0% $-490	+5% $-447	+10% $-403
Rate	-1.0pp $-378	-0.5pp $-434	base $-490	+0.5pp $-548	+1.0pp $-606

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: $55,500
• Closing costs: $6,660
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $222,000 Active 158 DOM
2. 2026-06-19
   days on market $222,000 Active 156 DOM
3. 2026-06-18
   days on market $222,000 Active 155 DOM
4. 2026-06-17
   days on market $222,000 Active 154 DOM
5. 2026-06-16
   days on market $222,000 Active 153 DOM
6. 2026-06-15
   days on market $222,000 Active 152 DOM
7. 2026-06-14
   days on market $222,000 Active 150 DOM
8. 2026-06-12
   days on market $222,000 Active 149 DOM
9. 2026-06-09
   days on market $222,000 Active 146 DOM
10. 2026-06-08
    days on market $222,000 Active 145 DOM
11. 2026-06-07
    pricedays on market $222,000 Active 144 DOM
12. 2026-06-07
    days on market $224,000 Active 143 DOM
13. 2026-06-04
    days on market $224,000 Active 140 DOM
14. 2026-06-02
    days on market $224,000 Active 139 DOM
15. 2026-06-01
    days on market $224,000 Active 138 DOM
16. 2026-05-31
    days on market $224,000 Active 137 DOM
17. 2026-05-31
    days on market $224,000 Active 136 DOM
18. 2026-01-14
    listed $224,000 Active 120-char remark

    Show marketing remark (120 chars)

    Well built home with plenty of room to grow. This home offers many possibilities. Close to shopping and other amenities.

ⓘ 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: $480 · $40/mo
• Projected year-2 tax: $910 · $76/mo
• Expected delta: +$430/yr (+$36/mo · 89.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $13,260
• − Mortgage interest: −$12,435
• − Property taxes: −$480
• − Insurance: −$1,907
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$6,458
• Taxable loss: −$10,143
• Est. tax savings @ 24.0%: +$2,434
• After-tax cash flow: $-3,448/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: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Rainsville

• Score: 66/100
• State rank: #105
• US rank: #11704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rainsville, AL
• City population: 8,221
• Population (ZIP): 8,221

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.37%
• Current HPI: 290.053
• 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

1 event — show timeline

• 2026-01-14 Listed $224,000 VMLS