3180 Shady Grove Rd · Carlisle-Rockledge, AL 35956

$159,800

3 bd · 2.0 ba · 1,194 sqft · SingleFamily public records · 113 Days on market

Built 1965 2.30 ac lot $134/sqft · 16% below area Est $190k · 16% under ↓ 20% since listing

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Why this score? — see what drove the D 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).

• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +4.8/30.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming home at 3180 Shady Grove Rd featuring eye-catching **TONGUE AND GROOVE CEILINGS** that bring warmth and unique character to the space. The functional floor plan offers comfortable living areas and well-sized bedrooms. Outside, you’ll find a detached two-car garage — perfect for parking, storage, or a workshop setup. Great outdoor space and a convenient location make this one worth seeing in person! **School District is to be determined by purchaser.** **TANKLESS WATER HEATER**

Key facts

• 2.3 acre lot
• Garage
• Pool

Tags

• TONGUE AND GROOVE CEILINGS
• TANKLESS WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (35.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (43.7% below list).
• Recommended offer: $90k (43.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,990 (43.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.56% ✗
• Cap rate: 3.34%
• Cash-on-cash: -10.55%
• DSCR: 0.53
• GRM: 14.8

CMA / ARV

• ARV (median comp): $189,562
• List price: $159,800
• Delta: -15.70%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $61,988
• Equity at exit: $143,961

10-year hold

• IRR: 16.0%
• Equity multiple: 5.52×
• Total profit: $202,275
• Equity at exit: $310,456

Cash invested: $44,744 (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 35956

• Home prices YoY: 4.5%
• Active inventory: 73
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$838
• Tax est. 1.5%: −$200 /mo · $2,397/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $-393

Break-even live

Break-even rent $1,398

Max offer price $102,871

Occupancy floor —

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: $39,950
• Closing costs: $4,794
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $159,800 Active 113 DOM
2. 2026-06-18
   days on market $159,800 Active 112 DOM
3. 2026-06-17
   days on market $159,800 Active 111 DOM
4. 2026-06-16
   days on market $159,800 Active 110 DOM
5. 2026-06-15
   days on market $159,800 Active 109 DOM
6. 2026-06-14
   days on market $159,800 Active 107 DOM
7. 2026-06-13
   days on market $159,800 Active 106 DOM
8. 2026-06-10
   days on market $159,800 Active 104 DOM
9. 2026-06-09
   days on market $159,800 Active 103 DOM
10. 2026-06-08
    days on market $159,800 Active 102 DOM
11. 2026-06-07
    days on market $159,800 Active 101 DOM
12. 2026-06-05
    days on market $159,800 Active 98 DOM
13. 2026-06-03
    days on market $159,800 Active 97 DOM
14. 2026-06-02
    days on market $159,800 Active 96 DOM
15. 2026-06-01
    days on market $159,800 Active 95 DOM
16. 2026-05-31
    days on market $159,800 Active 94 DOM
17. 2026-05-30
    days on market $159,800 Active 93 DOM
18. 2026-05-08
    price $159,800 502-char remark

    Show marketing remark (502 chars)

    Charming home at 3180 Shady Grove Rd featuring eye-catching **TONGUE AND GROOVE CEILINGS** that bring warmth and unique character to the space. The functional floor plan offers comfortable living areas and well-sized bedrooms. Outside, you’ll find a detached two-car garage — perfect for parking, storage, or a workshop setup. Great outdoor space and a convenient location make this one worth seeing in person! **School District is to be determined by purchaser.** **TANKLESS WATER HEATER**

19. 2026-04-09
    price $172,900 502-char remark

    Show marketing remark (502 chars)

    Charming home at 3180 Shady Grove Rd featuring eye-catching **TONGUE AND GROOVE CEILINGS** that bring warmth and unique character to the space. The functional floor plan offers comfortable living areas and well-sized bedrooms. Outside, you’ll find a detached two-car garage — perfect for parking, storage, or a workshop setup. Great outdoor space and a convenient location make this one worth seeing in person! **School District is to be determined by purchaser.** **TANKLESS WATER HEATER**

20. 2026-03-14
    price $189,700 502-char remark

    Show marketing remark (502 chars)

    Charming home at 3180 Shady Grove Rd featuring eye-catching **TONGUE AND GROOVE CEILINGS** that bring warmth and unique character to the space. The functional floor plan offers comfortable living areas and well-sized bedrooms. Outside, you’ll find a detached two-car garage — perfect for parking, storage, or a workshop setup. Great outdoor space and a convenient location make this one worth seeing in person! **School District is to be determined by purchaser.** **TANKLESS WATER HEATER**

21. 2026-02-26
    listed $199,700 Active 502-char remark

    Show marketing remark (502 chars)

    Charming home at 3180 Shady Grove Rd featuring eye-catching **TONGUE AND GROOVE CEILINGS** that bring warmth and unique character to the space. The functional floor plan offers comfortable living areas and well-sized bedrooms. Outside, you’ll find a detached two-car garage — perfect for parking, storage, or a workshop setup. Great outdoor space and a convenient location make this one worth seeing in person! **School District is to be determined by purchaser.** **TANKLESS WATER HEATER**

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,799
• − Mortgage interest: −$8,951
• − Property taxes: −$2,397
• − Insurance: −$799
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$4,649
• Taxable loss: −$7,725
• Est. tax savings @ 24.0%: +$1,854
• After-tax cash flow: $-2,867/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Carlisle-Rockledge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Carlisle-Rockledge, AL
• Population (ZIP): 8,381

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: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 12.87%
• Current HPI: 299.2131
• 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

-20.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $159,800 VMLS
• 2026-04-09 Price Changed $172,900 VMLS
• 2026-03-14 Price Changed $189,700 VMLS
• 2026-02-26 Listed $199,700 VMLS

Property tax history

+9.3%/yr

Latest (2024): $280 · +0.0% YoY. Source: county tax records.