1366 Red Valley Rd · Remlap, AL 35133

$215,000

3 bd · 2.0 ba · 2,299 sqft · SingleFamily public records · 239 Days on market

Built 1974 3.50 ac lot $94/sqft · 37% below area Est $409k · 47% under ↓ 17% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +10.0/10.0
• DSCR +4.0/10.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This full-brick residence offers exceptional space and potential situated on approximately 3.5 fenced acres. Boasting over 2,700 square feet, this home provides the perfect opportunity to add personal touches and updates. The main level features three bedrooms and two full baths, with hardwood flooring throughout and tile in the kitchen and baths. The layout includes a formal living room, a separate dining room, and a cozy den, two fireplaces—one on the main level and one in the downstairs bonus room-adds warmth and character to the home. Ample parking and workspace options include a two-car main-level garage, basement parking, and a large detached shop with electricity, also a barn located at the back of the property, accessible through the wooded area. The basement offers additional shop space and room for future expansion. With solid construction and generous square footage, this property presents an outstanding opportunity to create custom home in a private setting. SOLD "AS IS".

Key facts

• Hardwood flooring
• Full brick residence
• Separate dining room

Tags

• FULL BRICK RESIDENCE
• APPROXIMATELY 3.5 FENCED ACRES
• HARDWOOD FLOORING
• TILE IN KITCHEN AND BATHS
• FORMAL LIVING ROOM
• SEPARATE DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-3 ($-30/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (25.1% below list).
• Recommended offer: $161k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% in Remlap — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 32 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 $23k of equity ($1k loan paydown + $22k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,078 (25.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (median comp): $409,097
• List price: $215,000
• Delta: -47.45%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1775 Red Valley Rd	0.47mi	4/2.5 (+1)	2,229 (-3%)	2mo	$445,000	$200	64
133 Cedar Bend Cir	0.70mi	3/2.0	2,142 (-7%)	11mo	$275,000	$128	47

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $116,830
• Equity at exit: $193,689

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $343,961
• Equity at exit: $417,698

Cash invested: $60,200 (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 35133

• Home prices YoY: 7.3%
• Active inventory: 32
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$58 /mo · $695/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-3

Break-even live

Break-even rent $1,614

Max offer price $214,557

Occupancy floor 95%

Sensitivity live

Price	-10% $119	-5% $58	+0% $-3	+5% $-63	+10% $-124
Rent	-10% $-130	-5% $-66	+0% $-3	+5% $61	+10% $125
Rate	-1.0pp $106	-0.5pp $52	base $-3	+0.5pp $-58	+1.0pp $-115

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $215,000 Active 239 DOM
2. 2026-06-17
   days on market $215,000 Active 238 DOM
3. 2026-06-16
   days on market $215,000 Active 237 DOM
4. 2026-06-15
   days on market $215,000 Active 236 DOM
5. 2026-06-13
   days on market $215,000 Active 234 DOM
6. 2026-06-10
   days on market $215,000 Active 231 DOM
7. 2026-06-09
   days on market $215,000 Active 230 DOM
8. 2026-06-08
   days on market $215,000 Active 229 DOM
9. 2026-06-07
   days on market $215,000 Active 228 DOM
10. 2026-06-05
    days on market $215,000 Active 225 DOM
11. 2026-06-03
    days on market $215,000 Active 224 DOM
12. 2026-06-02
    days on market $215,000 Active 223 DOM
13. 2026-06-02
    price $215,000 Active 222 DOM
14. 2026-06-01
    days on market $225,000 Active 222 DOM
15. 2026-05-31
    days on market $225,000 Active 221 DOM
16. 2026-03-24
    price $225,000 1014-char remark

    Show marketing remark (1014 chars)

    This full-brick residence offers exceptional space and potential situated on approximately 3.5 fenced acres. Boasting over 2,700 square feet, this home provides the perfect opportunity to add personal touches and updates. The main level features three bedrooms and two full baths, with hardwood flooring throughout and tile in the kitchen and baths. The layout includes a formal living room, a separate dining room, and a cozy den, two fireplaces—one on the main level and one in the downstairs bonus room-adds warmth and character to the home. Ample parking and workspace options include a two-car main-level garage, basement parking, and a large detached shop with electricity, also a barn located at the back of the property, accessible through the wooded area. The basement offers additional shop space and room for future expansion. With solid construction and generous square footage, this property presents an outstanding opportunity to create custom home in a private setting. SOLD "AS IS".

17. 2026-01-30
    price $234,900 1014-char remark

    Show marketing remark (1014 chars)

    This full-brick residence offers exceptional space and potential situated on approximately 3.5 fenced acres. Boasting over 2,700 square feet, this home provides the perfect opportunity to add personal touches and updates. The main level features three bedrooms and two full baths, with hardwood flooring throughout and tile in the kitchen and baths. The layout includes a formal living room, a separate dining room, and a cozy den, two fireplaces—one on the main level and one in the downstairs bonus room-adds warmth and character to the home. Ample parking and workspace options include a two-car main-level garage, basement parking, and a large detached shop with electricity, also a barn located at the back of the property, accessible through the wooded area. The basement offers additional shop space and room for future expansion. With solid construction and generous square footage, this property presents an outstanding opportunity to create custom home in a private setting. SOLD "AS IS".

18. 2025-10-22
    listed $269,900 Active 1014-char remark

    Show marketing remark (1014 chars)

    This full-brick residence offers exceptional space and potential situated on approximately 3.5 fenced acres. Boasting over 2,700 square feet, this home provides the perfect opportunity to add personal touches and updates. The main level features three bedrooms and two full baths, with hardwood flooring throughout and tile in the kitchen and baths. The layout includes a formal living room, a separate dining room, and a cozy den, two fireplaces—one on the main level and one in the downstairs bonus room-adds warmth and character to the home. Ample parking and workspace options include a two-car main-level garage, basement parking, and a large detached shop with electricity, also a barn located at the back of the property, accessible through the wooded area. The basement offers additional shop space and room for future expansion. With solid construction and generous square footage, this property presents an outstanding opportunity to create custom home in a private setting. SOLD "AS IS".

ⓘ 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: $695 · $58/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$186/yr (+$16/mo · 26.7%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,329
• − Mortgage interest: −$12,043
• − Property taxes: −$695
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$6,255
• Taxable loss: −$3,832
• Est. tax savings @ 24.0%: +$920
• After-tax cash flow: $890/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 — Remlap

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Remlap, AL
• City population: 2,793
• Population (ZIP): 2,793

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 (95%)
• Race & ethnicity: White 95% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 17.26%
• Current HPI: 255.0421
• 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

-16.6% since first listed

3 events — show timeline

• 2026-03-24 Price Changed $225,000 Greater Alabama MLS
• 2026-01-30 Price Changed $234,900 Greater Alabama MLS
• 2025-10-22 Listed $269,900 Greater Alabama MLS

Property tax history

+3.1%/yr

Latest (2025): $695 · -0.1% YoY. Source: county tax records.