4351 County Highway 14 · Snead, AL 35952

$165,000

3 bd · 1.0 ba · 1,555 sqft · SingleFamily public records · 16 Days on market

Built 1937 0.50 ac lot Est $216k · 24% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Gorgeous bungalow on . 5 acre corner lot less than a mile from the intersection of Hwy 278 & Hwy 75 in Snead (Altoona address). This home has been lovingly restored, and has 1930's charm, while offering modern convenience. 3 large bedrooms, formal dining & living room, keeping room space off the kitchen, original FP insert, HUGE WALK-IN PANTRY, original CHINA CABINET is built in place, gas back up heaters, and so many new items since it's remodel from 2016-2020, including interior paint, refinished floors, all lights, fixtures, cabinets, updated wiring, plumbing, HVAC in '16, half bath added in HUGE LAUNDRY w/ space to add clawfoot tub! Laundry Room also has a utility/doggie sink! Home has 3 entrances, large front porch, nice screened side porch, propane tank to remain. There are even a couple of extra surprises that add to the appeal! The flat yard, original barn, and proximity to work are all bonuses!

Key facts

• Screened back porch
• Front porch
• Historic charm

Tags

• HARDWOOD FLOORS
• WOOD SLAT CEILINGS
• FRONT PORCH
• SCREENED BACK PORCH
• MATURE LANDSCAPING
• HISTORIC CHARM

Property features AI

Finance

• Other: Lot approximately 0.5 acre; Subdivision: Metes And Bounds; Property not new construction
• HOA & community: No association

Exterior

• Parking: Detached one-car garage; Dirt driveway
• Utilities: Public water; Septic tank
• Home design: Single family residence; Residential property; Built in 1937; Living area approximately 1,550; Has fireplace
• Exterior features: Gazebo; Dirt driveway; Covered porch; Front porch; Screened porch

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total rooms: 9
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central cooling; Central heating; Wall furnace; Propane heating
• Interior features: Basement with crawl space; Fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (6.6% below list).
• Recommended offer: $154k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#295 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D+, amenities F, commute F.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Susan Moore Elementary School (math 17% / reading 40%, grade F, #382 of 627 statewide, top 61%, 634 students, 76% FRL); Hayden Middle School (math 28% / reading 51%, grade F, #61 of 257 statewide, top 24%, 550 students, 44% FRL); Susan Moore High School (math 6% / reading 29%, grade F, #189 of 305 statewide, top 62%, 481 students, 74% FRL) — zoned schools average 65% FRL vs 46% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 38 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,105 (6.6% below list)

Questions for the listing agent

1. Built in 1937 — 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: 0.93% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $216,145
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Moore Rd	0.50mi	4/2.0 (+1)	1,626 (+5%)	2mo	$226,000	$139	59

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: 29.0%
• Equity multiple: 3.29×
• Total profit: $105,947
• Equity at exit: $148,645

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $299,112
• Equity at exit: $320,559

Cash invested: $46,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $254

Break-even live

Break-even rent $1,220

Max offer price $165,000

Occupancy floor 79%

Sensitivity live

Price	-10% $347	-5% $301	+0% $254	+5% $207	+10% $-37
Rent	-10% $132	-5% $193	+0% $254	+5% $315	+10% $376
Rate	-1.0pp $337	-0.5pp $296	base $254	+0.5pp $211	+1.0pp $168

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $165,000 Active 16 DOM
2. 2026-06-18
   days on market $165,000 Active 13 DOM
3. 2026-06-17
   days on market $165,000 Active 12 DOM
4. 2026-06-16
   days on market $165,000 Active 11 DOM
5. 2026-06-15
   days on market $165,000 Active 10 DOM
6. 2026-06-13
   days on market $165,000 Active 8 DOM
7. 2026-06-10
   pricedays on market $165,000 Active 5 DOM
8. 2026-06-08
   days on market $195,000 Active 4 DOM
9. 2026-06-07
   days on market $195,000 Active 3 DOM
10. 2026-06-05
    remarks 393-char remark
11. 2026-06-05
    listed $195,000 Active 1 DOM

ⓘ 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: $354 · $30/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$322/yr (+$27/mo · 90.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,493
• − Mortgage interest: −$9,243
• − Property taxes: −$354
• − Insurance: −$825
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,800
• Taxable income: $312
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $2,972/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Snead

• Score: 60/100
• State rank: #295
• US rank: #18981

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: Snead, AL
• Population (ZIP): 8,901

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

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 · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

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

+1138.1% since first listed

10 events — show timeline

• 2026-06-04 Listed $195,000 VMLS
• 2021-01-19 Sold (Public Records) $135,000 Public Records
• 2021-01-08 Sold (MLS) $135,000 Greater Alabama MLS
• 2020-11-29 Pending — Greater Alabama MLS
• 2020-10-26 Listed $149,900 Greater Alabama MLS
• 2020-10-13 Coming Soon $149,900 Greater Alabama MLS
• 2019-03-15 Price Changed $122,900 Greater Alabama MLS
• 2015-09-18 Sold (MLS) $19,000 Greater Alabama MLS
• 2015-08-21 Delisted — Greater Alabama MLS
• 2015-07-23 Listed $15,750 Greater Alabama MLS

Property tax history

-0.9%/yr

Latest (2021): $354 · -13.7% YoY. Source: county tax records.