144 Thomas Rd · Snead, AL 35952

$89,500

4 bd · 1.0 ba · 1,556 sqft · SingleFamily public records · 42 Days on market

Built 1977 0.50 ac lot $58/sqft · 65% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

Great opportunity to own this 4 bedroom 3 bath home home tucked away on a dead end road. This home has a large kitchen opening up to a dining area, large master bedroom with bathroom and more! MUST SEE!

Key facts

• 0.5 acre lot
• Parking
• Built 1977

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Assigned parking; One carport space
• Utilities: Public water; Septic system; Electric water heater; Internet service availability
• Home design: Existing construction; Siding - wood exterior; Crawl space foundation; Tri-level and split-level not applicable (single-level rooms listed)
• Construction: Wood siding construction; Crawl space foundation
• Exterior features: Approximately 0.5 acre lot; No waterfront; No pool; No patio, decks, or garden/patio indicated

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Master bedroom on main level; Multiple additional bedrooms on main level
• Flooring: Hardwood
• Bathrooms: Two full bathrooms; At least one shared bath
• Heating & cooling: No central heating reported; Central cooling
• Interior features: Hardwood floors; One wood-burning fireplace with insert in the living room; Ceilings: other (see remarks)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

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); Susan Moore High School (math 6% / reading 29%, grade F, #189 of 305 statewide, top 62%, 481 students, 74% FRL) — zoned schools average 75% FRL vs 46% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 37 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 $10k of equity ($619 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $86,815 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.79% ✓
• Cap rate: 16.27%
• Cash-on-cash: 35.62%
• DSCR: 2.59
• GRM: 4.6

CMA / ARV

• ARV (median comp): $506,318
• List price: $89,500
• Delta: -82.32%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 4.83×
• Total profit: $96,094
• Equity at exit: $80,629

10-year hold

• IRR: 45.2%
• Equity multiple: 10.80×
• Total profit: $245,652
• Equity at exit: $173,879

Cash invested: $25,060 (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: 37
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $744

Break-even live

Break-even rent $664

Max offer price $89,500

Occupancy floor 49%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $89,500 Active 42 DOM
2. 2026-06-17
   days on market $89,500 Active 41 DOM
3. 2026-06-16
   days on market $89,500 Active 40 DOM
4. 2026-06-15
   days on market $89,500 Active 39 DOM
5. 2026-06-13
   days on market $89,500 Active 37 DOM
6. 2026-06-10
   days on market $89,500 Active 34 DOM
7. 2026-06-09
   days on market $89,500 Active 33 DOM
8. 2026-06-08
   days on market $89,500 Active 32 DOM
9. 2026-06-07
   days on market $89,500 Active 31 DOM
10. 2026-06-05
    days on market $89,500 Active 28 DOM
11. 2026-06-03
    days on market $89,500 Active 27 DOM
12. 2026-06-02
    days on market $89,500 Active 26 DOM
13. 2026-06-01
    days on market $89,500 Active 25 DOM
14. 2026-05-31
    days on market $89,500 Active 24 DOM
15. 2026-05-07
    listed $89,500 Active 144-char remark
16. 2021-12-29
    soldstatus $78,500
17. 2021-10-22
    soldstatus $78,500 Sold 202-char remark

    Show marketing remark (202 chars)

    Great opportunity to own this 4 bedroom 3 bath home home tucked away on a dead end road. This home has a large kitchen opening up to a dining area, large master bedroom with bathroom and more! MUST SEE!

18. 2021-06-29
    status Pending 202-char remark

    Show marketing remark (202 chars)

    Great opportunity to own this 4 bedroom 3 bath home home tucked away on a dead end road. This home has a large kitchen opening up to a dining area, large master bedroom with bathroom and more! MUST SEE!

19. 2021-05-05
    listed $78,500 Active 202-char remark

    Show marketing remark (202 chars)

    Great opportunity to own this 4 bedroom 3 bath home home tucked away on a dead end road. This home has a large kitchen opening up to a dining area, large master bedroom with bathroom and more! MUST SEE!

20. 2021-01-18
    status Active
21. 2020-12-29
    historical Contingent
22. 2020-09-04
    price $78,500
23. 2020-07-14
    listed $83,000 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: $212 · $18/mo
• Projected year-2 tax: $367 · $31/mo
• Expected delta: +$155/yr (+$13/mo · 73.3%)

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $19,265
• − Mortgage interest: −$5,013
• − Property taxes: −$212
• − Insurance: −$448
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$2,604
• Taxable income: $7,906
• Est. tax owed @ 24.0%: −$1,897
• After-tax cash flow: $7,030/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

• 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

+7.8% since first listed

9 events — show timeline

• 2026-05-07 Listed $89,500 Greater Alabama MLS
• 2021-12-29 Sold (Public Records) $78,500 Public Records
• 2021-10-22 Sold (MLS) $78,500 VMLS
• 2021-06-29 Pending — VMLS
• 2021-05-05 Listed $78,500 VMLS
• 2021-01-18 Relisted — VMLS
• 2020-12-29 Contingent — VMLS
• 2020-09-04 Price Changed $78,500 VMLS
• 2020-07-14 Listed $83,000 VMLS

Property tax history

-1.7%/yr

Latest (2025): $212 · +9.0% YoY. Source: county tax records.