146 1st Ave · Jemison, AL 35085

$210,000

4 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 60 Days on market

Built 1976 0.67 ac lot $102/sqft · 18% below area Est $270k · 22% 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 +15.0/15.0
• Cash flow +11.1/30.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

4 bedroom home; 24 x 40 detached workshop/garage; fenced yard all for $210,000. Jemison Area. Lots of living area in this 1 1/2 story home. Living room, den, dining room and master on first floor. Galley kitchen is so convenient with lots of cabinets and pantry. Breakfast room and dining room adjoins kitchen on both sides. Fenced back yard. Lovely front yard. Some trees for shade. Workshop/garage has one car space and the rest is workshop/storage. Has running water with sink area. Metal building with lean to for garden tools or storage. A little love and attention with paint brush in hand will make this a lovely home.

Key facts

• Fenced yard
• Galley kitchen
• Breakfast room

Tags

• DETACHED WORKSHOP
• FENCED YARD
• GALLEY KITCHEN
• BREAKFAST ROOM
• METAL BUILDING

Property features AI

Finance

• Other: Approximately 0.67 acres
• Financial info: Down payment assistance available

Exterior

• Parking: Detached garage; Front garage entry; Driveway parking; Parking on main level; 1 total garage space (1 on main level)
• Utilities: Public water; Septic system; Electric water heater; Internet service available
• Home design: Existing home; Four-sided brick with vinyl siding
• Construction: Crawl space foundation
• Exterior features: Fenced yard; Storage building; Workshop; Porch; Covered deck

Interior

• Kitchen: Laminate countertops; Pantry; Refrigerator; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedrooms located on upper level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; Tub/shower combo; Linen closet
• Heating & cooling: Central heating; Central cooling
• Interior features: Split bedroom layout; Ceilings noted as 'Other (see remarks)'; Some window treatments to remain
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (28.8% below list).
• Recommended offer: $150k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.1% in Jemison — 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 57/100 on livability (#393 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Chilton County (rural): math 15% / reading 34% proficiency, ranked #94 of 129 in AL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jemison Elementary School (math 8% / reading 37%, grade F, #437 of 627 statewide, top 70%, 740 students, 77% FRL); Clanton Middle School (math 7% / reading 35%, grade F, #188 of 257 statewide, top 74%, 478 students, 74% FRL); Jemison High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 686 students, 80% FRL) — zoned schools average 77% FRL vs 54% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 60 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 25 units permitted in Chilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Chilton County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $210k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,500 (28.8% 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 60 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.71% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

• ARV (median comp): $269,974
• List price: $210,000
• Delta: -22.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 1st Ave	0.06mi	4/2.0	2,197 (+7%)	5mo	$210,000	$96	82
175 County Road 70	0.57mi	4/2.5	1,951 (-5%)	10mo	$350,000	$179	54

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-39,413
• Equity at exit: $31,312

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-41,508
• Equity at exit: $18,157

Cash invested: $58,800 (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 35085

• Home prices YoY: -22.3%
• Active inventory: 60
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$75 /mo · $904/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-83

Break-even live

Break-even rent $1,600

Max offer price $195,324

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-24	+0% $-83	+5% $-143	+10% $-202
Rent	-10% $-201	-5% $-142	+0% $-83	+5% $-24	+10% $35
Rate	-1.0pp $23	-0.5pp $-30	base $-83	+0.5pp $-137	+1.0pp $-193

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 County Road 1020 Unit 1020 Thorsby, AL	3.0	2.0	1801	$1,495	$0.83	17d	1	0.37mi
10 County Rd 1018 Thorsby, AL	4.0	2.0	1620	$1,495	$0.92	45d	1	0.45mi

Listing history 17 events

1. 2026-06-21
   days on market $210,000 Active 60 DOM
2. 2026-06-18
   days on market $210,000 Active 57 DOM
3. 2026-06-17
   days on market $210,000 Active 56 DOM
4. 2026-06-16
   days on market $210,000 Active 55 DOM
5. 2026-06-15
   days on market $210,000 Active 54 DOM
6. 2026-06-13
   days on market $210,000 Active 52 DOM
7. 2026-06-13
   days on market $210,000 Active 51 DOM
8. 2026-06-10
   days on market $210,000 Active 49 DOM
9. 2026-06-09
   days on market $210,000 Active 48 DOM
10. 2026-06-08
    days on market $210,000 Active 47 DOM
11. 2026-06-07
    days on market $210,000 Active 46 DOM
12. 2026-06-03
    days on market $210,000 Active 42 DOM
13. 2026-06-02
    days on market $210,000 Active 41 DOM
14. 2026-06-01
    days on market $210,000 Active 40 DOM
15. 2026-05-31
    days on market $210,000 Active 39 DOM
16. 2026-04-21
    listed $210,000 Active 626-char remark
17. 1993-06-01
    soldstatus $67,000

ⓘ 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: $904 · $75/mo
• Projected year-2 tax: $904 · $75/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,940
• − Mortgage interest: −$11,763
• − Property taxes: −$904
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$6,109
• Taxable loss: −$4,757
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $145/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: Chilton County
• NCES district ID: 0100660
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $41,269
• Composite: 20.73/100
• National rank: #8520
• State rank: #94 of 129 in AL

Livability — Jemison

• Score: 57/100
• State rank: #393
• US rank: #22101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jemison, AL
• City population: 8,786
• Population (ZIP): 8,786

Population outlook (Chilton County) Hauer SSP2

• Today (2025): 44,064 people
• By 2030: 43,694 · -0.8%
• By 2040: 42,168 · -4.3%
• By 2050: 39,667 · -10.0%
• By 2075: 31,397 · -28.7%
• By 2100: 21,319 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Black 7% Native American 6% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Italian 1% Slovak 1%
• Foreign-born: 10% · Canada, China
• Languages at home: 87% English-only · Spanish 12% Chinese 0%

Political lean MEDSL · Chilton

• 2024 margin: Solid R (+72.1) · D 13.7% · R 85.8%
• 2008→2024 swing: -14.3pp toward R · 2008: -57.8pp · 2024: -72.1pp
• All cycles: 2024: R+72.1 2020: R+67.4 2016: R+66.6 2012: R+60.3 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.73%
• Current HPI: 194.1068
• 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

+213.4% since first listed

2 events — show timeline

• 2026-04-21 Listed $210,000 Greater Alabama MLS
• 1993-06-01 Sold (Public Records) $67,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $904 · +4.0% YoY. Source: county tax records.