111 Hughes Ave · Attalla, AL 35954

$59,900

4 bd · 1.0 ba · 2,798 sqft · SingleFamily public records · 65 Days on market

Built 1901 0.34 ac lot $21/sqft · 60% below area

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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 +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the potential of 111 Hughes Ave in Attalla, AL, a 4-bedroom, 3-bath home with plenty of space and a clear path to transformation. With important foundational work already completed, this property is the perfect canvas for your vision, whether you’re creating a primary residence or your next investment. This home does require renovations, including electrical and plumbing updates as well as exterior painting to meet code requirements, as it is currently condemned. However, much of the initial groundwork has already been handled, setting you up for a smoother renovation process. Seller financing is available, providing flexible options to help bring your plans to life. If you’re ready to take on a project with strong potential and customize every detail to your liking, this is your opportunity. Schedule your showing today and start turning possibilities into reality.

Key facts

• 0.34 acre lot
• Built 1901
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $432 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 4.2% in Attalla — 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 (#305 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, schools D-, crime F.
• Attalla City (suburban): math 9% / reading 39% proficiency, ranked #98 of 129 in AL (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Etowah County population projected at -12% 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.83% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.89%
• DSCR: 2.37
• GRM: 4.6

CMA / ARV

• ARV (median comp): $148,076
• List price: $59,900
• Delta: -59.55%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 4th St	0.46mi	5/2.0 (+1)	2,522 (-10%)	5mo	$153,650	$61	49
711 NW 5th St	0.43mi	5/3.0 (+1)	2,475 (-12%)	20mo	$145,000	$59	31

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: 25.7%
• Equity multiple: 2.06×
• Total profit: $17,821
• Equity at exit: $8,931

10-year hold

• IRR: 33.4%
• Equity multiple: 4.04×
• Total profit: $51,043
• Equity at exit: $5,179

Cash invested: $16,772 (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 35954

• Home prices YoY: -7.8%
• Active inventory: 66
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $432

Break-even live

Break-even rent $549

Max offer price $59,900

Occupancy floor 56%

Sensitivity live

Price	-10% $466	-5% $449	+0% $432	+5% $415	+10% $398
Rent	-10% $345	-5% $389	+0% $432	+5% $475	+10% $518
Rate	-1.0pp $462	-0.5pp $447	base $432	+0.5pp $416	+1.0pp $400

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $59,900 Active 65 DOM
2. 2026-06-18
   days on market $59,900 Active 64 DOM
3. 2026-06-17
   days on market $59,900 Active 63 DOM
4. 2026-06-16
   days on market $59,900 Active 62 DOM
5. 2026-06-15
   days on market $59,900 Active 61 DOM
6. 2026-06-14
   days on market $59,900 Active 59 DOM
7. 2026-06-12
   days on market $59,900 Active 58 DOM
8. 2026-06-09
   days on market $59,900 Active 55 DOM
9. 2026-06-08
   days on market $59,900 Active 54 DOM
10. 2026-06-07
    days on market $59,900 Active 53 DOM
11. 2026-06-05
    pricedays on market $59,900 Active 51 DOM
12. 2026-06-04
    days on market $75,000 Active 49 DOM
13. 2026-06-02
    days on market $75,000 Active 48 DOM
14. 2026-06-01
    days on market $75,000 Active 47 DOM
15. 2026-05-31
    days on market $75,000 Active 46 DOM
16. 2026-05-31
    days on market $75,000 Active 45 DOM
17. 2026-04-15
    listed $75,000 Active 899-char remark

    Show marketing remark (899 chars)

    Step into the potential of 111 Hughes Ave in Attalla, AL, a 4-bedroom, 3-bath home with plenty of space and a clear path to transformation. With important foundational work already completed, this property is the perfect canvas for your vision, whether you’re creating a primary residence or your next investment. This home does require renovations, including electrical and plumbing updates as well as exterior painting to meet code requirements, as it is currently condemned. However, much of the initial groundwork has already been handled, setting you up for a smoother renovation process. Seller financing is available, providing flexible options to help bring your plans to life. If you’re ready to take on a project with strong potential and customize every detail to your liking, this is your opportunity. Schedule your showing today and start turning possibilities into reality.

18. 2024-05-15
    soldstatus $75,000 Sold 1002-char remark

    Show marketing remark (1002 chars)

    Discover the potential of 111 Hughes Ave in Attalla, AL – a 4-bedroom, 3-bathroom fixer-upper with the promise of becoming your dream home. Offering ample space for comfortable living and customization, this charming property awaits your creative touch. With critical groundwork completed and a solid foundation, this home has endless potential. With a little TLC, it can be restored to its former glory, providing boundless opportunities for personalization. * * Seller Financing Available * * Take advantage of flexible financing options to kickstart your journey towards homeownership. While the property currently bears the challenge of a condemned status, electrical, plumbing upgrades, and exterior painting are required to bring it up to code. However, with groundwork already in place, you're poised to embark on an exciting renovation journey. Embrace the opportunity to make this house your own. Envision the possibilities, schedule a viewing today, and let the transformation begin!

19. 2024-04-04
    status Pending 1002-char remark

    Show marketing remark (1002 chars)

    Discover the potential of 111 Hughes Ave in Attalla, AL – a 4-bedroom, 3-bathroom fixer-upper with the promise of becoming your dream home. Offering ample space for comfortable living and customization, this charming property awaits your creative touch. With critical groundwork completed and a solid foundation, this home has endless potential. With a little TLC, it can be restored to its former glory, providing boundless opportunities for personalization. * * Seller Financing Available * * Take advantage of flexible financing options to kickstart your journey towards homeownership. While the property currently bears the challenge of a condemned status, electrical, plumbing upgrades, and exterior painting are required to bring it up to code. However, with groundwork already in place, you're poised to embark on an exciting renovation journey. Embrace the opportunity to make this house your own. Envision the possibilities, schedule a viewing today, and let the transformation begin!

20. 2024-03-04
    listed $75,000 Active 1002-char remark

    Show marketing remark (1002 chars)

    Discover the potential of 111 Hughes Ave in Attalla, AL – a 4-bedroom, 3-bathroom fixer-upper with the promise of becoming your dream home. Offering ample space for comfortable living and customization, this charming property awaits your creative touch. With critical groundwork completed and a solid foundation, this home has endless potential. With a little TLC, it can be restored to its former glory, providing boundless opportunities for personalization. * * Seller Financing Available * * Take advantage of flexible financing options to kickstart your journey towards homeownership. While the property currently bears the challenge of a condemned status, electrical, plumbing upgrades, and exterior painting are required to bring it up to code. However, with groundwork already in place, you're poised to embark on an exciting renovation journey. Embrace the opportunity to make this house your own. Envision the possibilities, schedule a viewing today, and let the transformation begin!

21. 2021-07-21
    soldstatus $20,000 Sold
22. 2021-07-13
    status Pending
23. 2021-05-24
    listed $35,000 Active
24. 2020-10-28
    soldstatus $10,000 Sold
25. 2020-10-16
    status Pending
26. 2020-10-15
    price $10,000
27. 2020-10-07
    listed $15,000 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,142
• − Mortgage interest: −$3,355
• − Property taxes: −$1,132
• − Insurance: −$300
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$1,743
• Taxable income: $4,510
• Est. tax owed @ 24.0%: −$1,082
• After-tax cash flow: $4,099/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: Attalla City
• NCES district ID: 0100180
• Math proficiency: 9% ▼ -31.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $35,739
• Composite: 19.74/100
• National rank: #8711
• State rank: #98 of 129 in AL

Livability — Attalla

• Score: 60/100
• State rank: #305
• US rank: #19263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attalla, AL
• Population (ZIP): 12,170

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 (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3% French/Haitian/Cajun 1%

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: ▼ -21.42%
• Current HPI: 253.7203
• 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

+400.0% since first listed

11 events — show timeline

• 2026-04-15 Listed $75,000 Greater Alabama MLS
• 2024-05-15 Sold (MLS) $75,000 Greater Alabama MLS
• 2024-04-04 Pending — Greater Alabama MLS
• 2024-03-04 Listed $75,000 Greater Alabama MLS
• 2021-07-21 Sold (MLS) $20,000 VMLS
• 2021-07-13 Pending — VMLS
• 2021-05-24 Listed $35,000 VMLS
• 2020-10-28 Sold (MLS) $10,000 VMLS
• 2020-10-16 Pending — VMLS
• 2020-10-15 Price Changed $10,000 VMLS
• 2020-10-07 Listed $15,000 VMLS

Property tax history

+14.0%/yr

Latest (2025): $1,132 · +89.0% YoY. Source: county tax records.