221 8th St · Red Bay, AL 35582

$120,000

3 bd · 2.0 ba · 2,181 sqft · SingleFamily · 467 Days on market

Built 1968 Fair condition 1.00 ac lot Est $177k · 32% under ↓ 29% 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).

• Cash flow +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks

Located on the East Side of Red Bay's Downtown this spacious 3 bedroom 2bath home is close to many restaurants, grocery store and Dollar General. This home sits on a large lot with room for a garden and has large shade trees in the front with a overlooking the back yard.

Key facts

• Garden
• Large shade trees
• Large lot

Tags

• EAST SIDE OF RED BAY
• LARGE LOT
• GARDEN
• LARGE SHADE TREES
• OVERLOOKING THE BACK YARD

Property features AI

Exterior

• Parking: Detached carport; 1 carport space
• Utilities: Public water; Public sewer; Natural gas available and connected; Cable available; Water connected; Sewer connected; Power connected
• Home design: Single-family residential property; R1 zoning
• Construction: Brick construction; Metal roof
• Exterior features: City lot; 210 ft frontage; Chip-and-seal road access; Publicly maintained road; City street frontage

Interior

• Kitchen: Electric oven
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ductless heating; Ceiling fans; Window air conditioning units
• Interior features: Wood window frames; Storage; Deck; Crawl space
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $79 ($947/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (4.2% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#194 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: amenities F, commute F, employment F.
• Franklin County (rural): math 17% / reading 36% proficiency, ranked #84 of 129 in AL (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Red Bay Elementary (math 22% / reading 45%, grade F, #318 of 627 statewide, top 51%, 421 students, 51% FRL); Red Bay High School (math 12% / reading 37%, grade F, #118 of 305 statewide, top 45%, 351 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 15 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $820 of equity ($830 loan paydown + $-10 appreciation (-0.0% local appreciation)).
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 467 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 467 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.96% ✗
• Cap rate: 7.08%
• Cash-on-cash: 2.82%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $176,661
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 7th Ave	0.35mi	4/1.5 (+1)	2,237 (+3%)	20mo	$155,000	$69	56
111 Truman St	0.61mi	3/3.0	1,910 (-12%)	18mo	$155,000	$81	32

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

Projected returns pro-forma

-0.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.04×
• Total profit: $1,485
• Equity at exit: $34,792

10-year hold

• IRR: 6.5%
• Equity multiple: 1.70×
• Total profit: $23,523
• Equity at exit: $41,780

Cash invested: $33,600 (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 35582

• Home prices YoY: -0.0%
• Active inventory: 24
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $79

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 88%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $120,000 Active 467 DOM
2. 2026-06-18
   days on market $120,000 Active 466 DOM
3. 2026-06-17
   days on market $120,000 Active 465 DOM
4. 2026-06-16
   days on market $120,000 Active 464 DOM
5. 2026-06-15
   days on market $120,000 Active 463 DOM
6. 2026-06-14
   days on market $120,000 Active 461 DOM
7. 2026-06-13
   days on market $120,000 Active 460 DOM
8. 2026-06-10
   days on market $120,000 Active 458 DOM
9. 2026-06-09
   days on market $120,000 Active 457 DOM
10. 2026-06-08
    days on market $120,000 Active 456 DOM
11. 2026-06-07
    days on market $120,000 Active 455 DOM
12. 2026-06-05
    days on market $120,000 Active 452 DOM
13. 2026-06-03
    days on market $120,000 Active 451 DOM
14. 2026-06-02
    days on market $120,000 Active 450 DOM
15. 2026-06-01
    days on market $120,000 Active 449 DOM
16. 2026-05-31
    days on market $120,000 Active 448 DOM
17. 2026-05-30
    days on market $120,000 Active 447 DOM
18. 2026-05-16
    status Active
19. 2026-04-30
    status Pending
20. 2026-03-27
    price $120,000
21. 2025-10-18
    price $135,000
22. 2025-08-21
    price $139,900
23. 2025-06-04
    price $149,900
24. 2025-02-21
    listed $154,900 Active
25. 2024-07-10
    price $159,900
26. 2024-06-15
    price $165,000
27. 2024-02-04
    listed $169,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,796
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$3,491
• Taxable loss: −$1,024
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,193/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update the kitchen and bathroom, paint interior walls, and replace carpet. It has a good roof and solid foundation, but the dated interior and exterior need attention.

Repairs flagged

• Major kitchen — outdated and in poor condition
• Major bath — outdated and in poor condition
• Major flooring — dated and in poor condition
• Major interior walls/paint — dated and peeling
• Minor exterior/siding — brick siding
• Minor windows — standard windows
• Minor HVAC/mechanicals — standard ceiling fan

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace carpet — improves comfort and appearance
• Both update kitchen and bath — modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen · outdated and in poor condition	Major	$15,000–50,000
bath · outdated and in poor condition	Major	$15,000–50,000
flooring · dated and in poor condition	Major	$15,000–50,000
interior walls/paint · dated and peeling	Major	$15,000–50,000
exterior/siding · brick siding	Minor	$500–3,000
windows · standard windows	Minor	$500–3,000
HVAC/mechanicals · standard ceiling fan	Minor	$500–3,000
Total estimated repair cost · 7 items		$61,500–209,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace carpet — improves comfort and appearance ↑
• Both update kitchen and bath — modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin County
• NCES district ID: 0101590
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $37,979
• Composite: 22.08/100
• National rank: #8187
• State rank: #84 of 129 in AL

Livability — Red Bay

• Score: 63/100
• State rank: #194
• US rank: #15693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Red Bay, AL
• Population (ZIP): 4,507

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 31,545 people
• By 2030: 31,335 · -0.7%
• By 2040: 30,983 · -1.8%
• By 2050: 30,744 · -2.5%
• By 2075: 30,173 · -4.3%
• By 2100: 29,478 · -6.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 7% Two or more races 2%
• Common ancestry: Slovak 4% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+73.3) · D 13.0% · R 86.2%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.2pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+65.9 2016: R+60.8 2012: R+40.5 2008: R+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.01%
• Current HPI: 172.2008
• 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

-29.2% since first listed

10 events — show timeline

• 2026-05-16 Relisted — SAARMLS
• 2026-04-30 Pending — SAARMLS
• 2026-03-27 Price Changed $120,000 SAARMLS
• 2025-10-18 Price Changed $135,000 SAARMLS
• 2025-08-21 Price Changed $139,900 SAARMLS
• 2025-06-04 Price Changed $149,900 SAARMLS
• 2025-02-21 Listed $154,900 SAARMLS
• 2024-07-10 Price Changed $159,900 SAARMLS
• 2024-06-15 Price Changed $165,000 SAARMLS
• 2024-02-04 Listed $169,500 SAARMLS