1413 Eastview Ave · Gadsden, AL 35903

$59,900

3 bd · 1.0 ba · 1,377 sqft · SingleFamily public records · 414 Days on market

Built 1977 7,000 sqft lot $44/sqft · 10% below area Est $67k · 10% under ↓ 40% 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 +30.0/30.0
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

Key facts

• Metal roof
• Detached workshop
• Carport

Tags

• METAL ROOF
• HARDWOOD FLOORS
• CORNER LOT
• SPLIT UNIT HEATING AND AIR
• DETACHED WORKSHOP
• CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.9% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 97 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 414 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $25k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 414 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 1977 — 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 F 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: 2.47% ✓
• Cap rate: 21.93%
• Cash-on-cash: 55.83%
• DSCR: 3.48
• GRM: 3.4

CMA / ARV

• ARV (median comp): $66,588
• List price: $59,900
• Delta: -10.04%
• 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
1315 E Broad St	0.36mi	3/1.0	1,504 (+9%)	3mo	$60,000	$40	65
422 Padenreich Ave	0.46mi	3/1.0	1,408 (+2%)	13mo	$78,000	$55	64
225 Davis St	0.19mi	3/2.0	1,502 (+9%)	10mo	$82,297	$55	63
430 Padenreich Ave	0.45mi	3/1.0	1,266 (-8%)	4mo	$119,000	$94	62
1423 Goss Ave	0.07mi	3/2.0	1,201 (-13%)	12mo	$70,000	$58	61
1218 Kentucky Ave	0.27mi	3/1.5	1,199 (-13%)	5mo	$55,000	$46	60
1316 Linden St	0.28mi	3/2.0	1,553 (+13%)	2mo	$199,000	$128	60
302 Richardson St	0.56mi	3/1.0	1,312 (-5%)	11mo	$146,900	$112	57
1641 Arrowhead Dr	0.42mi	4/2.0 (+1)	1,516 (+10%)	1mo	$165,200	$109	54
600 Crestview Dr	0.53mi	3/2.0	1,500 (+9%)	4mo	$127,900	$85	54
1524 Arrowhead Dr	0.49mi	3/2.0	1,559 (+13%)	1mo	$137,000	$88	50
208 Riverside Dr	0.60mi	4/2.5 (+1)	1,542 (+12%)	6mo	$105,000	$68	36

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: 54.2%
• Equity multiple: 3.38×
• Total profit: $40,001
• Equity at exit: $8,931

10-year hold

• IRR: 59.3%
• Equity multiple: 6.89×
• Total profit: $98,856
• Equity at exit: $5,179

Cash invested: $16,772 (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 35903

• Home prices YoY: -11.0%
• Active inventory: 97
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $780

Break-even live

Break-even rent $491

Max offer price $59,900

Occupancy floor 42%

Sensitivity live

Price	-10% $814	-5% $797	+0% $780	+5% $763	+10% $746
Rent	-10% $664	-5% $722	+0% $780	+5% $839	+10% $897
Rate	-1.0pp $811	-0.5pp $796	base $780	+0.5pp $765	+1.0pp $749

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-21
   days on market $59,900 Active 414 DOM
2. 2026-06-19
   days on market $59,900 Active 412 DOM
3. 2026-06-18
   days on market $59,900 Active 411 DOM
4. 2026-06-17
   remarks 299-char remark
5. 2026-06-17
   status $59,900 Active 410 DOM
6. 2026-06-17
   days on market $59,900 Contingent 410 DOM
7. 2026-06-16
   days on market $59,900 Contingent 409 DOM
8. 2026-06-15
   days on market $59,900 Contingent 408 DOM
9. 2026-06-14
   statusdays on market $59,900 Contingent 406 DOM
10. 2026-06-12
    days on market $59,900 Active 405 DOM
11. 2026-06-09
    days on market $59,900 Active 402 DOM
12. 2026-06-08
    days on market $59,900 Active 401 DOM
13. 2026-06-07
    days on market $59,900 Active 400 DOM
14. 2026-06-07
    days on market $59,900 Active 399 DOM
15. 2026-06-04
    days on market $59,900 Active 396 DOM
16. 2026-06-02
    days on market $59,900 Active 395 DOM
17. 2026-06-01
    days on market $59,900 Active 394 DOM
18. 2026-05-31
    days on market $59,900 Active 393 DOM
19. 2026-05-31
    days on market $59,900 Active 392 DOM
20. 2026-05-15
    price $59,900 198-char remark

    Show marketing remark (198 chars)

    ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

21. 2026-04-01
    price $65,900 198-char remark

    Show marketing remark (198 chars)

    ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

22. 2026-03-02
    price $67,900 198-char remark

    Show marketing remark (198 chars)

    ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

23. 2026-01-28
    price $69,900 198-char remark

    Show marketing remark (198 chars)

    ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

24. 2025-08-23
    price $74,000 198-char remark

    Show marketing remark (198 chars)

    ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

25. 2025-05-20
    price $79,900 198-char remark

    Show marketing remark (198 chars)

    ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

26. 2025-05-03
    listed $84,900 Active 198-char remark

    Show marketing remark (198 chars)

    ATTENTION Investors!! This 3 bedroom 1 bath home located close to college, with metal roof and hardwood floors. Located on corner lot with split unit heating and air. Detached workshop and carport.

27. 2023-03-10
    soldstatus $68,000 Sold 260-char remark

    Show marketing remark (260 chars)

    ALL One Level Living! Beautiful refinished hardwood floors, living room, formal dining, kitchen with tile floors and new appliances, spacious laundry closet/storage area, freshly painted inside and outside, nice corner lot, detached workshop, and a metal roof.

28. 2023-02-23
    historical Contingent 260-char remark

    Show marketing remark (260 chars)

    ALL One Level Living! Beautiful refinished hardwood floors, living room, formal dining, kitchen with tile floors and new appliances, spacious laundry closet/storage area, freshly painted inside and outside, nice corner lot, detached workshop, and a metal roof.

29. 2023-01-23
    price $79,900 260-char remark

    Show marketing remark (260 chars)

    ALL One Level Living! Beautiful refinished hardwood floors, living room, formal dining, kitchen with tile floors and new appliances, spacious laundry closet/storage area, freshly painted inside and outside, nice corner lot, detached workshop, and a metal roof.

30. 2022-12-08
    listed $84,999 Active 260-char remark

    Show marketing remark (260 chars)

    ALL One Level Living! Beautiful refinished hardwood floors, living room, formal dining, kitchen with tile floors and new appliances, spacious laundry closet/storage area, freshly painted inside and outside, nice corner lot, detached workshop, and a metal roof.

31. 2022-11-02
    status Active
32. 2022-10-04
    historical
33. 2022-05-19
    price $79,500
34. 2022-04-11
    price $84,500
35. 2022-04-02
    status Active
36. 2022-03-24
    historical Contingent
37. 2022-02-24
    price $89,500
38. 2022-01-26
    price $94,500
39. 2021-12-30
    listed $99,500 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: $588 · $49/mo
• Projected year-2 tax: $588 · $49/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $17,748
• − Mortgage interest: −$3,355
• − Property taxes: −$588
• − Insurance: −$300
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$1,743
• Taxable income: $8,923
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $7,223/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 17,180

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.07%
• Current HPI: 236.2537
• 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

-39.8% since first listed

20 events — show timeline

• 2026-05-15 Price Changed $59,900 VMLS
• 2026-04-01 Price Changed $65,900 VMLS
• 2026-03-02 Price Changed $67,900 VMLS
• 2026-01-28 Price Changed $69,900 VMLS
• 2025-08-23 Price Changed $74,000 VMLS
• 2025-05-20 Price Changed $79,900 VMLS
• 2025-05-03 Listed $84,900 VMLS
• 2023-03-10 Sold (MLS) $68,000 VMLS
• 2023-02-23 Contingent — VMLS
• 2023-01-23 Price Changed $79,900 VMLS
• 2022-12-08 Listed $84,999 VMLS
• 2022-11-02 Relisted — VMLS
• 2022-10-04 Delisted — VMLS
• 2022-05-19 Price Changed $79,500 VMLS
• 2022-04-11 Price Changed $84,500 VMLS
• 2022-04-02 Relisted — VMLS
• 2022-03-24 Contingent — VMLS
• 2022-02-24 Price Changed $89,500 VMLS
• 2022-01-26 Price Changed $94,500 VMLS
• 2021-12-30 Listed $99,500 VMLS

Property tax history

+7.4%/yr

Latest (2025): $588 · +0.0% YoY. Source: county tax records.