914 2nd Ave NW · Arab, AL 35016

$145,000

3 bd · 1.5 ba · 1,897 sqft · SingleFamily public records · 123 Days on market

Built 1970 0.70 ac lot $76/sqft · 37% below area Est $231k · 37% under ↓ 17% since listing

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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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.7/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located within the city limits of Arab and zoned for Arab City Schools, this 1,897 sq ft home offers space and opportunity. Featuring a durable metal roof, the property includes an additional lot that could be built on, providing excellent future potential. The home needs TLC but offers a solid footprint for renovation or customization. Conveniently located near schools, shopping, and local amenities. Ideal for homeowners with vision or investors looking for their next project. Sold as-is.

Key facts

• Near schools
• Metal roof
• Near shopping

Tags

• METAL ROOF
• ADDITIONAL LOT
• NEAR SCHOOLS
• NEAR SHOPPING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.0% in Arab — 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 64/100 on livability (#149 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Arab City (rural): math 47% / reading 64% proficiency, ranked #9 of 129 in AL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 178 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 163 units permitted in Marshall 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.8

CMA / ARV

• ARV (median comp): $230,795
• List price: $145,000
• Delta: -37.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 2nd Ave NW	0.00mi	3/1.5	1,897 (0%)	1mo	$135,000	$71	99
841 Natchez Trce NW	0.62mi	3/2.0	2,010 (+6%)	2mo	$370,000	$184	58
1258 Wanda Dr NW	0.49mi	3/2.5	2,046 (+8%)	3mo	$270,900	$132	57
626 Berry Hill Ln	0.72mi	3/2.0	1,974 (+4%)	4mo	$350,051	$177	54
535 10th St NW	0.33mi	3/2.0	1,680 (-11%)	12mo	$280,000	$167	54
206 12th St NW	0.33mi	3/2.0	1,634 (-14%)	10mo	$185,000	$113	51
943 5th Ave NW	0.19mi	4/4.5 (+1)	1,994 (+5%)	20mo	$339,900	$170	49
650 Sundown Dr NW	0.59mi	2/1.0 (-1)	1,896 (-0%)	20mo	$150,000	$79	48
440 4th St NW	0.72mi	3/2.0	1,976 (+4%)	15mo	$156,000	$79	45
318 SW 6th St	0.62mi	3/2.0	2,050 (+8%)	15mo	$305,000	$149	44
1011 Old Cullman Rd	0.49mi	4/2.0 (+1)	1,727 (-9%)	15mo	$329,000	$191	43
215 NW 4th St	0.63mi	3/2.0	1,684 (-11%)	20mo	$315,000	$187	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,213
• Equity at exit: $21,620

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $18,957
• Equity at exit: $12,537

Cash invested: $40,600 (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 35016

• Home prices YoY: -28.0%
• Active inventory: 178
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $287

Break-even live

Break-even rent $1,186

Max offer price $145,000

Occupancy floor 76%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 Jordan Ln SE Arab, AL	3.0	2.0	1418	$1,550	$1.09	14d	1	1.45mi

Listing history 4 events

1. 2026-05-18
   status Pending 494-char remark

   Show marketing remark (494 chars)

   Located within the city limits of Arab and zoned for Arab City Schools, this 1,897 sq ft home offers space and opportunity. Featuring a durable metal roof, the property includes an additional lot that could be built on, providing excellent future potential. The home needs TLC but offers a solid footprint for renovation or customization. Conveniently located near schools, shopping, and local amenities. Ideal for homeowners with vision or investors looking for their next project. Sold as-is.

2. 2026-04-12
   price $145,000 494-char remark

   Show marketing remark (494 chars)

   Located within the city limits of Arab and zoned for Arab City Schools, this 1,897 sq ft home offers space and opportunity. Featuring a durable metal roof, the property includes an additional lot that could be built on, providing excellent future potential. The home needs TLC but offers a solid footprint for renovation or customization. Conveniently located near schools, shopping, and local amenities. Ideal for homeowners with vision or investors looking for their next project. Sold as-is.

3. 2026-02-24
   price $170,000 494-char remark

   Show marketing remark (494 chars)

   Located within the city limits of Arab and zoned for Arab City Schools, this 1,897 sq ft home offers space and opportunity. Featuring a durable metal roof, the property includes an additional lot that could be built on, providing excellent future potential. The home needs TLC but offers a solid footprint for renovation or customization. Conveniently located near schools, shopping, and local amenities. Ideal for homeowners with vision or investors looking for their next project. Sold as-is.

4. 2026-01-15
   listed $175,000 Active 494-char remark

   Show marketing remark (494 chars)

   Located within the city limits of Arab and zoned for Arab City Schools, this 1,897 sq ft home offers space and opportunity. Featuring a durable metal roof, the property includes an additional lot that could be built on, providing excellent future potential. The home needs TLC but offers a solid footprint for renovation or customization. Conveniently located near schools, shopping, and local amenities. Ideal for homeowners with vision or investors looking for their next project. 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,600
• − Mortgage interest: −$8,122
• − Property taxes: −$1,396
• − Insurance: −$725
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,218
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,169/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: Arab City
• NCES district ID: 0100100
• Math proficiency: 47% ▼ -25.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $42,728
• Composite: 46.58/100
• National rank: #2422
• State rank: #9 of 129 in AL

Livability — Arab

• Score: 64/100
• State rank: #149
• US rank: #13733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arab, AL
• City population: 17,435
• Population (ZIP): 17,435

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.17%
• Current HPI: 180.2225
• 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

-17.1% since first listed

4 events — show timeline

• 2026-05-18 Pending — VMLS
• 2026-04-12 Price Changed $145,000 VMLS
• 2026-02-24 Price Changed $170,000 VMLS
• 2026-01-15 Listed $175,000 VMLS

Property tax history

+12.7%/yr

Latest (2025): $1,396 · +6.9% YoY. Source: county tax records.