2936 E Highland Ave · Altoona, AL 35952

$28,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 11 Days on market

Built 1942 0.41 ac lot

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for a 3 bedroom, 2 bath home in the country, but in the heart of Altoona? Can't find one at this price anymore. With a little love, this would make a wonderful home. Has living room with fireplace, den/dining area, kitchen, large laundry and fenced back yard.

Key facts

• Fenced back yard
• 0.41 acre lot
• Built 1942

Tags

• LIVING ROOM WITH FIREPLACE
• FENCED BACK YARD

Property features AI

Finance

• Other: Lot dimensions approximately 120 x 150 (Acres units listed); Subdivision: Metes And Bounds; Directions available
• HOA & community: No homeowners association

Exterior

• Parking: Parking pad
• Utilities: Public water
• Home design: Single-family residence; Residential property; Built in 1942
• Construction: Frame construction
• Exterior features: Deck

Interior

• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; No central cooling
• Interior features: Crawl space; Fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).

Location & tenants

• Location reads 61/100 on livability (#236 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West End Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 390 students, 78% FRL); West End High School (math 2% / reading 27%, grade F, #216 of 305 statewide, top 72%, 370 students, 75% FRL) — zoned schools average 76% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($194 loan paydown + $3k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $28,000

Questions for the listing agent

1. Built in 1942 — 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. 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: 5.46% ✓
• Cap rate: 50.00%
• Cash-on-cash: 156.09%
• DSCR: 7.94
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $154,560
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7015 10th Ave	0.23mi	3/2.0	1,300 (-3%)	13mo	$150,000	$115	69
7345 7th Ave	0.39mi	3/2.0	1,276 (-5%)	5mo	$219,000	$172	66
7130 7th Ave	0.19mi	2/2.0 (-1)	1,200 (-11%)	8mo	$60,000	$50	58
7392 7th Ave	0.44mi	3/2.0	1,170 (-13%)	19mo	$155,000	$132	38
2549 Saint Clair St	0.59mi	2/1.0 (-1)	1,205 (-10%)	22mo	$24,900	$21	32

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: —
• Equity multiple: 11.23×
• Total profit: $80,219
• Equity at exit: $25,225

10-year hold

• IRR: —
• Equity multiple: 24.62×
• Total profit: $185,194
• Equity at exit: $54,398

Cash invested: $7,840 (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 35952

• Home prices YoY: 6.0%
• Active inventory: 38
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,529 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $1,020

Break-even live

Break-even rent $238

Max offer price $28,000

Occupancy floor 28%

Sensitivity live

Price	-10% $1,036	-5% $1,028	+0% $1,020	+5% $1,012	+10% $1,004
Rent	-10% $899	-5% $959	+0% $1,020	+5% $1,080	+10% $1,141
Rate	-1.0pp $1,034	-0.5pp $1,027	base $1,020	+0.5pp $1,013	+1.0pp $1,005

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   status $28,000 Pending 11 DOM
2. 2026-05-30
   days on market $28,000 Active 11 DOM
3. 2026-05-19
   listed $28,000 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: $352 · $29/mo
• Projected year-2 tax: $352 · $29/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,344
• − Mortgage interest: −$1,568
• − Property taxes: −$352
• − Insurance: −$140
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$815
• Taxable income: $12,533
• Est. tax owed @ 24.0%: −$3,008
• After-tax cash flow: $9,229/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Altoona

• Score: 61/100
• State rank: #236
• US rank: #17385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, AL
• Population (ZIP): 8,901

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 12% Two or more races 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 7% · Canada
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.05%
• Current HPI: 249.8629
• 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

2 events — show timeline

• 2026-05-30 Pending — VMLS
• 2026-05-19 Listed $28,000 VMLS

Property tax history

+19.7%/yr

Latest (2025): $352 · +0.0% YoY. Source: county tax records.