9706 Blue Pond Blvd W · Sylvania, AL 35988

$70,000

2 bd · 1.0 ba · 580 sqft · SingleFamily · 61 Days on market

Built 2017 Fair condition

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Tiny home for sale by owner! Home is currently unoccupied. Has new metal roof (not pictured) I am in the process of repainting and installing new flooring. I will post updated pictures in the next few weeks. Give me a call if you'd like to view it. Details: 580 sf including lofts Gravel driveway 0.8 acre lot with room to build (or add on). Septic with cleanout easily accessible. Fully insulated exterior and interior walls Insulated ceiling. Heating and cooling by window unit/heat pump framed into exterior wall. Home is on a block foundation with concrete footer. Tankless hot water heater All appliances included Energy bill ranges $45-$90/month

Key facts

• Built 2017
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#189 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D, employment D, amenities F.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (4.3% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.85%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.10×
• Total profit: $21,512
• Equity at exit: $36,686

10-year hold

• IRR: 18.5%
• Equity multiple: 4.03×
• Total profit: $59,442
• Equity at exit: $60,978

Cash invested: $19,600 (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 35988

• Home prices YoY: 1.5%
• Active inventory: 13
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $128

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 78%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $70,000 Active 61 DOM
2. 2026-06-18
   days on market $70,000 Active 60 DOM
3. 2026-06-17
   days on market $70,000 Active 59 DOM
4. 2026-06-16
   days on market $70,000 Active 58 DOM
5. 2026-06-15
   days on market $70,000 Active 57 DOM
6. 2026-06-14
   days on market $70,000 Active 55 DOM
7. 2026-06-12
   days on market $70,000 Active 54 DOM
8. 2026-06-09
   days on market $70,000 Active 51 DOM
9. 2026-06-08
   days on market $70,000 Active 50 DOM
10. 2026-06-07
    days on market $70,000 Active 49 DOM
11. 2026-06-07
    days on market $70,000 Active 48 DOM
12. 2026-06-04
    days on market $70,000 Active 45 DOM
13. 2026-06-02
    days on market $70,000 Active 44 DOM
14. 2026-06-01
    days on market $70,000 Active 43 DOM
15. 2026-05-31
    days on market $70,000 Active 42 DOM
16. 2026-05-31
    days on market $70,000 Active 41 DOM
17. 2026-05-12
    listed $70,000 Active 652-char remark

    Show marketing remark (652 chars)

    Tiny home for sale by owner! Home is currently unoccupied. Has new metal roof (not pictured) I am in the process of repainting and installing new flooring. I will post updated pictures in the next few weeks. Give me a call if you'd like to view it. Details: 580 sf including lofts Gravel driveway 0.8 acre lot with room to build (or add on). Septic with cleanout easily accessible. Fully insulated exterior and interior walls Insulated ceiling. Heating and cooling by window unit/heat pump framed into exterior wall. Home is on a block foundation with concrete footer. Tankless hot water heater All appliances included Energy bill ranges $45-$90/month

18. 2026-04-15
    listed $70,000 Active 652-char remark

    Show marketing remark (652 chars)

    Tiny home for sale by owner! Home is currently unoccupied. Has new metal roof (not pictured) I am in the process of repainting and installing new flooring. I will post updated pictures in the next few weeks. Give me a call if you'd like to view it. Details: 580 sf including lofts Gravel driveway 0.8 acre lot with room to build (or add on). Septic with cleanout easily accessible. Fully insulated exterior and interior walls Insulated ceiling. Heating and cooling by window unit/heat pump framed into exterior wall. Home is on a block foundation with concrete footer. Tankless hot water heater All appliances included Energy bill ranges $45-$90/month

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $9,296
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$2,036
• Taxable income: $452
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,431/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

The home requires significant repairs and maintenance, including painting, landscaping, and HVAC upgrades. These improvements would significantly increase its resale and rental value.

Repairs flagged

• Major Metal roof — The independent image suggests the roof may be in poor condition.
• Moderate Exterior siding — The independent image suggests the siding may need more work.
• Major Flooring — The independent image suggests the flooring may need more work.
• Moderate Interior walls — The independent image suggests the walls may need more work.
• Moderate HVAC/mechanicals — The listing mentions a window unit/heat pump, but the independent image suggests it may need more work.
• Major Landscaping — The independent image suggests the landscaping may need more work.

Value-add opportunities

• Resale Painting the exterior and interior walls — Painting can significantly improve the curb appeal and overall appearance of the home, making it more attractive to potential buyers.
• Rental Upgrading the HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the home, making it more appealing to renters.
• Both Landscaping and curb appeal — Landscaping can improve the curb appeal and overall appearance of the home, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · The independent image suggests the roof may be in poor condition.	Major	$15,000–50,000
Exterior siding · The independent image suggests the siding may need more work.	Moderate	$3,000–15,000
Flooring · The independent image suggests the flooring may need more work.	Major	$15,000–50,000
Interior walls · The independent image suggests the walls may need more work.	Moderate	$3,000–15,000
HVAC/mechanicals · The listing mentions a window unit/heat pump, but the independent image suggests it may need more work.	Moderate	$3,000–15,000
Landscaping · The independent image suggests the landscaping may need more work.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$54,000–195,000

Value-add ROI direction

• Resale Painting the exterior and interior walls — Painting can significantly improve the curb appeal and overall appearance of the home, making it more attractive to potential buyers. ↑
• Rental Upgrading the HVAC system — Upgrading the HVAC system can improve the comfort and energy efficiency of the home, making it more appealing to renters. ↑
• Both Landscaping and curb appeal — Landscaping can improve the curb appeal and overall appearance of the home, making it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Sylvania

• Score: 63/100
• State rank: #189
• US rank: #15565

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylvania, AL
• City population: 2,376
• Population (ZIP): 2,376

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 5%
• Hispanic origin (detail): Mexican 12% Salvadoran 1%
• Common ancestry: Italian 1% Serbian 1% Portuguese 1%
• Foreign-born: 7% · Canada, Dominican Republic
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.29%
• Current HPI: 296.3176
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $70,000 FSBO.com
• 2026-04-15 Listed $70,000 Fizber.com