509 Appletree St · Scottsboro, AL 35768

$135,000

2 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 212 Days on market

Built 1948 $109/sqft · 14% below area Est $156k · 13% under

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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 +26.2/30.0
• ARV discount +13.5/15.0
• DSCR +8.9/10.0
• 1% rule +5.8/10.0
• 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

Charming 2 bedroom 2 bath bungalow located close to downtown. As per seller most of the windows are replaced, new wiring and sheetrock, mostly new plumbing.

Key facts

• New wiring
• New sheetrock
• Mostly new plumbing

Tags

• NEW WIRING
• NEW SHEETROCK
• MOSTLY NEW PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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; 2 comparable units currently listed for rent nearby; 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 $933 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 212 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 1948 — 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: 1.08% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.91%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $155,805
• List price: $135,000
• Delta: -13.35%
• 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
524 Thomas St	0.09mi	3/2.0 (+1)	1,232 (-1%)	14mo	$187,000	$152	78
604 South St	0.19mi	2/2.0	1,285 (+4%)	19mo	$234,000	$182	70
605 Cedar Hill Dr	0.25mi	3/2.0 (+1)	1,309 (+6%)	7mo	$135,000	$103	68
106 Magnolia Ln	0.31mi	2/1.0	1,320 (+6%)	6mo	$150,000	$114	66
314 Beverly St	0.67mi	3/2.0 (+1)	1,247 (+1%)	1mo	$185,800	$149	62
208 Scott St	0.55mi	3/1.0 (+1)	1,230 (-1%)	7mo	$70,000	$57	58
322 Sharon St	0.73mi	3/2.0 (+1)	1,260 (+2%)	7mo	$187,000	$148	52
303 Hodges St	0.32mi	3/1.5 (+1)	1,317 (+6%)	21mo	$199,900	$152	50
806 South Houston	0.55mi	2/1.0	1,388 (+12%)	3mo	$189,000	$136	48
219 Chestnut St	0.37mi	3/2.0 (+1)	1,056 (-15%)	8mo	$165,000	$156	46
602 S Scott St	0.68mi	2/2.0	1,338 (+8%)	16mo	$165,000	$123	42
704 Recreation Ln	0.39mi	3/1.0 (+1)	1,140 (-8%)	21mo	$159,900	$140	42

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: -0.0%
• Equity multiple: 1.00×
• Total profit: $-44
• Equity at exit: $20,129

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $27,916
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$41 /mo · $490/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $344

Break-even live

Break-even rent $1,019

Max offer price $135,000

Occupancy floor 71%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Meadow St Unit B Scottsboro, AL	3.0	2.0	1100	$1,350	$1.23	14d	1	0.65mi
314 Beverly St Scottsboro, AL	3.0	2.0	1247	$1,550	$1.24	14d	1	0.67mi

Listing history 17 events

1. 2026-06-19
   days on market $135,000 Active 212 DOM
2. 2026-06-18
   days on market $135,000 Active 211 DOM
3. 2026-06-17
   days on market $135,000 Active 210 DOM
4. 2026-06-16
   days on market $135,000 Active 209 DOM
5. 2026-06-15
   days on market $135,000 Active 208 DOM
6. 2026-06-14
   days on market $135,000 Active 206 DOM
7. 2026-06-12
   days on market $135,000 Active 205 DOM
8. 2026-06-09
   days on market $135,000 Active 202 DOM
9. 2026-06-08
   days on market $135,000 Active 201 DOM
10. 2026-06-07
    days on market $135,000 Active 200 DOM
11. 2026-06-07
    days on market $135,000 Active 199 DOM
12. 2026-06-04
    days on market $135,000 Active 196 DOM
13. 2026-06-02
    days on market $135,000 Active 195 DOM
14. 2026-06-01
    days on market $135,000 Active 194 DOM
15. 2026-05-31
    days on market $135,000 Active 193 DOM
16. 2026-05-31
    days on market $135,000 Active 192 DOM
17. 2025-11-19
    listed $135,000 Active 156-char remark

    Show marketing remark (156 chars)

    Charming 2 bedroom 2 bath bungalow located close to downtown. As per seller most of the windows are replaced, new wiring and sheetrock, mostly new plumbing.

ⓘ 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: $490 · $41/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$64/yr (+$5/mo · 13.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,448
• − Mortgage interest: −$7,562
• − Property taxes: −$490
• − Insurance: −$675
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$3,927
• Taxable income: $2,003
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $3,643/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

• 2025-11-19 Listed $135,000 VMLS

Property tax history

+1.9%/yr

Latest (2025): $490 · +7.0% YoY. Source: county tax records.