111 Bob Smith Rd · Remlap, AL 35133

$324,995

4 bd · 1.0 ba · 3,007 sqft · SingleFamily public records · 26 Days on market

Built 1996 2.00 ac lot $108/sqft · 20% below area Est $405k · 20% under

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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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +5.5/30.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

What a great 1 level home on 2+/-AC. This 4 bedroom 3 bath home is looking for a new owner. Its has hardwoods floors, large formal dining room, VERY OPEN Kitchen with lots of storage and counter space, spacious living room, downstairs bedroom with sitting area, screened and open deck, hot tub and great view from the front porch. USDA Financing available.

Key facts

• Move-in ready
• Large metal shop
• Sizeable home

Tags

• MOVE-IN READY
• LARGE METAL SHOP
• HOBBIES STORAGE WORKSHOP
• SIZEABLE HOME
• VERSATILE OUTBUILDINGS
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-690 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (37.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (52.0% below list).
• Recommended offer: $156k (52.0% 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.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hayden Middle School (math 28% / reading 51%, grade F, #61 of 257 statewide, top 24%, 550 students, 44% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $222k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,938 (52.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.48% ✗
• Cap rate: 3.74%
• Cash-on-cash: -9.10%
• DSCR: 0.59
• GRM: 17.4

CMA / ARV

• ARV (median comp): $405,067
• List price: $324,995
• Delta: -19.77%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1158 Armstrong Rd	0.34mi	3/3.0 (-1)	2,946 (-2%)	0mo	$185,000	$63	68
4348 Red Valley Rd	0.57mi	4/3.0	3,176 (+6%)	17mo	$300,000	$94	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 17.9%
• Equity multiple: 2.46×
• Total profit: $132,857
• Equity at exit: $292,781

10-year hold

• IRR: 16.7%
• Equity multiple: 5.68×
• Total profit: $425,469
• Equity at exit: $631,394

Cash invested: $90,999 (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 35133

• Home prices YoY: 7.3%
• Active inventory: 32
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$83 /mo · $990/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-690

Break-even live

Break-even rent $2,433

Max offer price $203,042

Occupancy floor —

Sensitivity live

Price	-10% $-506	-5% $-598	+0% $-690	+5% $-782	+10% $-874
Rent	-10% $-814	-5% $-752	+0% $-690	+5% $-629	+10% $-567
Rate	-1.0pp $-527	-0.5pp $-608	base $-690	+0.5pp $-775	+1.0pp $-860

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: $81,249
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   price $324,995 504-char remark
2. 2026-04-28
   listed $339,995 Active 504-char remark
3. 2018-11-30
   soldstatus $222,000 Sold 356-char remark

   Show marketing remark (356 chars)

   What a great 1 level home on 2+/-AC. This 4 bedroom 3 bath home is looking for a new owner. Its has hardwoods floors, large formal dining room, VERY OPEN Kitchen with lots of storage and counter space, spacious living room, downstairs bedroom with sitting area, screened and open deck, hot tub and great view from the front porch. USDA Financing available.

4. 2018-11-30
   soldstatus $222,000

   Show marketing remark (356 chars)

   What a great 1 level home on 2+/-AC. This 4 bedroom 3 bath home is looking for a new owner. Its has hardwoods floors, large formal dining room, VERY OPEN Kitchen with lots of storage and counter space, spacious living room, downstairs bedroom with sitting area, screened and open deck, hot tub and great view from the front porch. USDA Financing available.

5. 2018-10-29
   historical Contingent 356-char remark

   Show marketing remark (356 chars)

   What a great 1 level home on 2+/-AC. This 4 bedroom 3 bath home is looking for a new owner. Its has hardwoods floors, large formal dining room, VERY OPEN Kitchen with lots of storage and counter space, spacious living room, downstairs bedroom with sitting area, screened and open deck, hot tub and great view from the front porch. USDA Financing available.

6. 2018-05-22
   price $230,000 356-char remark

   Show marketing remark (356 chars)

   What a great 1 level home on 2+/-AC. This 4 bedroom 3 bath home is looking for a new owner. Its has hardwoods floors, large formal dining room, VERY OPEN Kitchen with lots of storage and counter space, spacious living room, downstairs bedroom with sitting area, screened and open deck, hot tub and great view from the front porch. USDA Financing available.

7. 2018-03-30
   listed $249,900 Active 356-char remark

   Show marketing remark (356 chars)

   What a great 1 level home on 2+/-AC. This 4 bedroom 3 bath home is looking for a new owner. Its has hardwoods floors, large formal dining room, VERY OPEN Kitchen with lots of storage and counter space, spacious living room, downstairs bedroom with sitting area, screened and open deck, hot tub and great view from the front porch. USDA Financing available.

ⓘ 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: $990 · $83/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: +$342/yr (+$29/mo · 34.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,713
• − Mortgage interest: −$18,205
• − Property taxes: −$990
• − Insurance: −$1,625
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$9,454
• Taxable loss: −$14,556
• Est. tax savings @ 24.0%: +$3,493
• After-tax cash flow: $-4,791/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Remlap

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

Census & demographics

• City population: 2,793
• Population (ZIP): 2,793

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.26%
• Current HPI: 255.0421
• 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

+30.1% since first listed

6 events — show timeline

• 2026-05-06 Price Changed $324,995 Greater Alabama MLS
• 2018-11-30 Sold (Public Records) $222,000 Public Records
• 2018-11-30 Sold (MLS) $222,000 Greater Alabama MLS
• 2018-10-29 Contingent — Greater Alabama MLS
• 2018-05-22 Price Changed $230,000 Greater Alabama MLS
• 2018-03-30 Listed $249,900 Greater Alabama MLS

Property tax history

+5.5%/yr

Latest (2025): $990 · +0.0% YoY. Source: county tax records.