118/120 Brockway Ave · Owens Cross Roads, AL 35763

$169,500

None bd · 1.0 ba · 1,568 sqft · MultiFamily public records · 54 Days on market

Built 1958 0.30 ac lot Est $261k · 35% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

Key facts

• 0.3 acre lot
• Parking
• Listed 54 days

Property features AI

Exterior

• Parking: One parking space; Open parking with a gravel driveway
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property); Not new construction
• Exterior features: 0.3-acre lot; Located in the Metes And Bounds subdivision

Interior

• Heating & cooling: Heating details: see remarks
• Interior features: No significant views

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive. Per door: $191/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 4.5% in Owens Cross Roads — 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 68/100 on livability (#65 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Owens Cross Roads School (math 31% / reading 63%, grade D-, #142 of 627 statewide, top 25%, 319 students, 54% FRL); New Hope High School (math 21% / reading 43%, grade F, #59 of 305 statewide, top 21%, 586 students, 57% FRL) — zoned schools average 56% FRL vs 29% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 366 active listings in the ZIP; high-income renter base; 4,709 units permitted in Madison County in 2024 (1,186 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 $5k of value loss. Plan a longer hold.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $47k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y ago 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.
• Current owner paid $128k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.44%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $261,310
• List price: $169,500
• Delta: -35.13%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,660
• Equity at exit: $25,273

10-year hold

• IRR: 9.5%
• Equity multiple: 1.76×
• Total profit: $36,033
• Equity at exit: $14,655

Cash invested: $47,460 (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 35763

• Home prices YoY: -3.6%
• Rents YoY: 3.5%
• Active inventory: 366
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,337 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$71
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $382

Break-even live

Break-even rent $1,854

Max offer price $169,500

Occupancy floor 79%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,338
Total (2 units)			$2,337

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $169,500 Active 54 DOM
2. 2026-06-17
   days on market $169,500 Active 53 DOM
3. 2026-06-16
   days on market $169,500 Active 52 DOM
4. 2026-06-15
   days on market $169,500 Active 51 DOM
5. 2026-06-14
   days on market $169,500 Active 49 DOM
6. 2026-06-10
   days on market $169,500 Active 46 DOM
7. 2026-06-09
   days on market $169,500 Active 45 DOM
8. 2026-06-08
   days on market $169,500 Active 44 DOM
9. 2026-06-07
   days on market $169,500 Active 43 DOM
10. 2026-06-02
    days on market $169,500 Active 38 DOM
11. 2026-06-01
    days on market $169,500 Active 37 DOM
12. 2026-05-31
    days on market $169,500 Active 36 DOM
13. 2026-05-30
    days on market $169,500 Active 35 DOM
14. 2026-05-03
    historical $995
15. 2026-04-25
    listed $169,500 Active 560-char remark
16. 2026-03-29
    price $995
17. 2026-03-18
    price $1,350
18. 2026-03-12
    listed $995
19. 2026-03-01
    historical $895
20. 2026-02-27
    listed $895
21. 2026-02-26
    historical $880
22. 2026-02-23
    price $880
23. 2026-01-10
    listed $895
24. 2026-01-10
    historical $895
25. 2025-11-14
    listed $895
26. 2025-07-14
    historical $845
27. 2025-07-04
    price $845
28. 2025-05-22
    listed $895
29. 2024-03-31
    historical $875
30. 2024-03-25
    historical $875
31. 2024-03-13
    listed $875
32. 2024-03-04
    historical $875
33. 2024-02-23
    listed $875
34. 2024-02-20
    price $875
35. 2024-02-20
    listed $850
36. 2023-04-10
    soldstatus $127,500
37. 2023-04-07
    soldstatus $130,000 Sold 326-char remark

    Show marketing remark (326 chars)

    Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

38. 2023-03-17
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

39. 2023-03-16
    status Active 326-char remark

    Show marketing remark (326 chars)

    Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

40. 2023-02-09
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

41. 2023-02-02
    status Active 326-char remark

    Show marketing remark (326 chars)

    Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

42. 2023-01-29
    status Pending 326-char remark

    Show marketing remark (326 chars)

    Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

43. 2023-01-24
    listed $130,000 Active 326-char remark

    Show marketing remark (326 chars)

    Back on the market! Previous deal fell through due to financing. Recently appraised at $135k. Great investment opportunity in a growing community! Currently occupied and will be renting out at $750 a month per unit in March. Please don't miss this opportunity! Homes are occupied so please call agent to schedule any showings.

44. 2021-03-05
    soldstatus $271,000
45. 2020-11-17
    soldstatus $271,000
46. 2020-11-12
    soldstatus $92,000 Sold

    Show marketing remark (519 chars)

    MULTIPLE OFFERS RECEIVED - OPEN FOR OFFERS UNTIL 2:00 pm 8/8 - 2 bedroom / 1 bath duplex in the heart of Owens Cross Roads. Meticulously maintained. 100% occupancy with long-term tenants at under market rates. Both units on month to month. Positioned for rent appreciation. ULTIMATE HOUSE HACK - Live in one side of this duplex, and rent the other along with the 3 units in MLS #1149903 for sale as 5 unit portfolio. Must sell together. No sign. In order to minimize tenant disruption, no showings until under contract.

47. 2020-08-09
    status Pending

    Show marketing remark (519 chars)

    MULTIPLE OFFERS RECEIVED - OPEN FOR OFFERS UNTIL 2:00 pm 8/8 - 2 bedroom / 1 bath duplex in the heart of Owens Cross Roads. Meticulously maintained. 100% occupancy with long-term tenants at under market rates. Both units on month to month. Positioned for rent appreciation. ULTIMATE HOUSE HACK - Live in one side of this duplex, and rent the other along with the 3 units in MLS #1149903 for sale as 5 unit portfolio. Must sell together. No sign. In order to minimize tenant disruption, no showings until under contract.

48. 2020-08-06
    listed $90,000 Active

    Show marketing remark (519 chars)

    MULTIPLE OFFERS RECEIVED - OPEN FOR OFFERS UNTIL 2:00 pm 8/8 - 2 bedroom / 1 bath duplex in the heart of Owens Cross Roads. Meticulously maintained. 100% occupancy with long-term tenants at under market rates. Both units on month to month. Positioned for rent appreciation. ULTIMATE HOUSE HACK - Live in one side of this duplex, and rent the other along with the 3 units in MLS #1149903 for sale as 5 unit portfolio. Must sell together. No sign. In order to minimize tenant disruption, no showings until under contract.

49. 2007-05-03
    soldstatus $99,750

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $941 · $78/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 4/10 Moderate FEMA zone AE · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,044
• − Mortgage interest: −$9,495
• − Property taxes: −$941
• − Insurance: −$5,966
• − Repairs & maintenance: −$2,244
• − Management: −$2,244
• − Depreciation: −$4,931
• Taxable income: $2,224
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $4,047/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — Owens Cross Roads

• Score: 68/100
• State rank: #65
• US rank: #9303

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owens Cross Roads, AL
• County: Madison County · 380,832 people
• City population: 19,819
• Metro: Huntsville, AL
• Population (ZIP): 19,819
• Household income: $123,497
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 73.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.43%
• Current HPI: 281.0561
• Rent YoY: ▲ 3.54%
• Metro: Huntsville, AL
• 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

+69.9% since first listed

36 events — show timeline

• 2026-05-03 Rental Removed $995 TENANTTURNER2
• 2026-04-25 Listed $169,500 VMLS
• 2026-03-29 Price Changed $995 TENANTTURNER2
• 2026-03-18 Price Changed $1,350 TENANTTURNER2
• 2026-03-12 Listed for Rent $995 TENANTTURNER2
• 2026-03-01 Rental Removed $895 APPFOLIO
• 2026-02-27 Listed for Rent $895 APPFOLIO
• 2026-02-26 Rental Removed $880 VMLS
• 2026-02-23 Price Changed $880 VMLS
• 2026-01-10 Listed for Rent $895 VMLS
• 2026-01-10 Rental Removed $895 VMLS
• 2025-11-14 Listed for Rent $895 VMLS
• 2025-07-14 Rental Removed $845 VMLS
• 2025-07-04 Price Changed $845 VMLS
• 2025-05-22 Listed for Rent $895 VMLS
• 2024-03-31 Rental Removed $875 APPFOLIO
• 2024-03-25 Rental Removed $875 VMLS
• 2024-03-13 Listed for Rent $875 APPFOLIO
• 2024-03-04 Rental Removed $875 RENT.
• 2024-02-23 Listed for Rent $875 RENT.
• 2024-02-20 Price Changed $875 VMLS
• 2024-02-20 Listed for Rent $850 VMLS
• 2023-04-10 Sold (Public Records) $127,500 Public Records
• 2023-04-07 Sold (MLS) $130,000 VMLS
• 2023-03-17 Pending — VMLS
• 2023-03-16 Relisted — VMLS
• 2023-02-09 Pending — VMLS
• 2023-02-02 Relisted — VMLS
• 2023-01-29 Pending — VMLS
• 2023-01-24 Listed $130,000 VMLS
• 2021-03-05 Sold (Public Records) $271,000 Public Records
• 2020-11-17 Sold (Public Records) $271,000 Public Records
• 2020-11-12 Sold (MLS) $92,000 VMLS
• 2020-08-09 Pending — VMLS
• 2020-08-06 Listed $90,000 VMLS
• 2007-05-03 Sold (Public Records) $99,750 Public Records

Property tax history

+7.4%/yr

Latest (2024): $941 · +2.7% YoY. Source: county tax records.