304 Sharon St · Scottsboro, AL 35768

$169,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 70 Days on market

Built 1970 0.26 ac lot $163/sqft · 9% below area Est $186k · 9% under

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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 +20.3/30.0
• ARV discount +11.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bedroom, 1 bath home is move-in ready and full of updates. Features include fresh modern paint colors throughout, beautiful wood flooring, durable LVP flooring in the kitchen and a garage for added convenience and storage. A fully fenced backyard — perfect for pets or entertaining. Detached building for extra storage or workspace.

Key facts

• Detached building
• 0.26 acre lot
• Garage

Tags

• FULLY FENCED BACKYARD
• DETACHED BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $216 ($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 (9.6% below list).
• Recommended offer: $154k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.3% in Scottsboro — 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 74/100 on livability (#21 in AL, #4,752 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, employment D+, amenities D-.
• Scottsboro City (town): math 27% / reading 54% proficiency, ranked #27 of 129 in AL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 46 units permitted in Jackson 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 $5k of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,569 (9.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.90% ✗
• Cap rate: 7.82%
• Cash-on-cash: 5.46%
• DSCR: 1.24
• GRM: 9.2

CMA / ARV

• ARV (median comp): $185,800
• List price: $169,900
• Delta: -8.56%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,830
• Equity at exit: $25,333

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,362
• Equity at exit: $14,690

Cash invested: $47,572 (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 35768

• Home prices YoY: -16.1%
• Active inventory: 78
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $216

Break-even live

Break-even rent $1,262

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $313	-5% $265	+0% $216	+5% $168	+10% $120
Rent	-10% $95	-5% $156	+0% $216	+5% $277	+10% $338
Rate	-1.0pp $302	-0.5pp $260	base $216	+0.5pp $172	+1.0pp $128

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Beverly St Scottsboro, AL	3.0	2.0	1247	$1,550	$1.24	15d	1	0.13mi
902 Sisk St Scottsboro, AL	4.0	2.0	1400	$1,600	$1.14	15d	1	1.14mi
208 Meadow St Unit B Scottsboro, AL	3.0	2.0	1100	$1,350	$1.23	15d	1	1.33mi

Listing history 18 events

1. 2026-06-21
   days on market $169,900 Active 70 DOM
2. 2026-06-19
   days on market $169,900 Active 68 DOM
3. 2026-06-18
   days on market $169,900 Active 67 DOM
4. 2026-06-17
   days on market $169,900 Active 66 DOM
5. 2026-06-16
   days on market $169,900 Active 65 DOM
6. 2026-06-15
   days on market $169,900 Active 64 DOM
7. 2026-06-14
   days on market $169,900 Active 62 DOM
8. 2026-06-12
   pricedays on market $169,900 Active 61 DOM
9. 2026-06-09
   days on market $174,900 Active 58 DOM
10. 2026-06-08
    days on market $174,900 Active 57 DOM
11. 2026-06-07
    days on market $174,900 Active 56 DOM
12. 2026-06-07
    days on market $174,900 Active 55 DOM
13. 2026-06-04
    days on market $174,900 Active 52 DOM
14. 2026-06-02
    days on market $174,900 Active 51 DOM
15. 2026-06-01
    days on market $174,900 Active 50 DOM
16. 2026-05-31
    days on market $174,900 Active 49 DOM
17. 2026-05-31
    days on market $174,900 Active 48 DOM
18. 2026-04-12
    listed $174,900 Active 354-char remark

    Show marketing remark (354 chars)

    This charming 3 bedroom, 1 bath home is move-in ready and full of updates. Features include fresh modern paint colors throughout, beautiful wood flooring, durable LVP flooring in the kitchen and a garage for added convenience and storage. A fully fenced backyard — perfect for pets or entertaining. Detached building for extra storage or workspace.

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$277/yr (+$23/mo · 66.0%)

ⓘ 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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,428
• − Mortgage interest: −$9,517
• − Property taxes: −$420
• − Insurance: −$850
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$4,943
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $2,657/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: Scottsboro City
• NCES district ID: 0102940
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $38,210
• Composite: 33.67/100
• National rank: #5388
• State rank: #27 of 129 in AL

Livability — Scottsboro

• Score: 74/100
• State rank: #21
• US rank: #4752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsboro, AL
• Population (ZIP): 12,394

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.15%
• Current HPI: 193.1223
• 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

1 event — show timeline

• 2026-04-12 Listed $174,900 VMLS

Property tax history

+4.3%/yr

Latest (2025): $420 · +7.7% YoY. Source: county tax records.