490 Gregory Rd · Jasper, AL 35503

$70,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 25 Days on market

Built 2002 3.00 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

2002 Fleetwood 3 bedroom 2 bath home situated on 3 acres minutes from downtown Jasper, AL. The home does need some TLC. Contact me or give your favorite realtor a call to view.

Key facts

• 3 acre lot
• Built 2002
• Listed 25 days

Property features AI

Finance

• Other: Property contains approximately 3 acres
• Financial info: Garbage fee applies quarterly
• HOA & community: No subdivision / no HOA listed

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing construction (year built not specified); Single-level living areas (rooms listed on main level)
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Open deck; No pool; No patio; Not waterfront; Lot has no notable view

Interior

• Kitchen: Laminate countertops
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Garden tub; Shared bath; Tub/shower combo
• Heating & cooling: No heat; No air conditioning
• Interior features: 9-foot+ ceilings; No additional interior features listed
• Laundry & utility: Main-level laundry room; Laundry room with floor drain; Electric dryer hookup; Washer hookup present (laundry room)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 3.8% in Jasper — 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 62/100 on livability (#228 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Curry Elementary School (math 12% / reading 57%, grade F, #296 of 627 statewide, top 49%, 547 students, 64% FRL); Curry Middle School (math 10% / reading 46%, grade F, #141 of 257 statewide, top 55%, 359 students, 68% FRL); Curry High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 368 students, 58% FRL).
• Market conditions: 111 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 3.02% ✓
• Cap rate: 27.87%
• Cash-on-cash: 77.05%
• DSCR: 4.43
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 77.0%
• Equity multiple: 4.51×
• Total profit: $68,796
• Equity at exit: $10,437

10-year hold

• IRR: 80.6%
• Equity multiple: 9.32×
• Total profit: $163,063
• Equity at exit: $6,052

Cash invested: $19,600 (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 35503

• Home prices YoY: -26.8%
• Active inventory: 111
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$14 /mo · $174/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $1,258

Break-even live

Break-even rent $520

Max offer price $70,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,298	-5% $1,278	+0% $1,258	+5% $1,239	+10% $1,219
Rent	-10% $1,092	-5% $1,175	+0% $1,258	+5% $1,342	+10% $1,425
Rate	-1.0pp $1,294	-0.5pp $1,276	base $1,258	+0.5pp $1,240	+1.0pp $1,222

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-22
   days on market $70,000 Active 25 DOM
2. 2026-06-18
   days on market $70,000 Active 22 DOM
3. 2026-06-17
   days on market $70,000 Active 21 DOM
4. 2026-06-16
   days on market $70,000 Active 20 DOM
5. 2026-06-15
   days on market $70,000 Active 19 DOM
6. 2026-06-13
   days on market $70,000 Active 17 DOM
7. 2026-06-13
   days on market $70,000 Active 16 DOM
8. 2026-06-10
   days on market $70,000 Active 14 DOM
9. 2026-06-09
   days on market $70,000 Active 13 DOM
10. 2026-06-08
    days on market $70,000 Active 12 DOM
11. 2026-06-07
    days on market $70,000 Active 11 DOM
12. 2026-06-05
    days on market $70,000 Active 8 DOM
13. 2026-06-03
    days on market $70,000 Active 7 DOM
14. 2026-06-03
    days on market $70,000 Active 6 DOM
15. 2026-06-01
    days on market $70,000 Active 5 DOM
16. 2026-05-31
    days on market $70,000 Active 4 DOM
17. 2026-05-27
    listed $70,000 Active

ⓘ 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: $174 · $14/mo
• Projected year-2 tax: $287 · $24/mo
• Expected delta: +$113/yr (+$9/mo · 65.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,355
• − Mortgage interest: −$3,921
• − Property taxes: −$174
• − Insurance: −$350
• − Repairs & maintenance: −$2,028
• − Management: −$2,028
• − Depreciation: −$2,036
• Taxable income: $14,817
• Est. tax owed @ 24.0%: −$3,556
• After-tax cash flow: $11,546/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Jasper

• Score: 62/100
• State rank: #228
• US rank: #17152

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,927
• Population (ZIP): 9,601

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Black 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Iranian 1% Scotch-Irish 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.26%
• Current HPI: 172.9286
• 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

• 2026-05-27 Listed $70,000 Greater Alabama MLS

Property tax history

+13.1%/yr

Latest (2024): $174 · +0.0% YoY. Source: county tax records.