331 J B Hawkins Rd · Gurley, AL 35748

$165,000

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 40 Days on market

Built 1960 0.31 ac lot $140/sqft · 39% below area Est $253k · 35% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable home full of charm and opportunity! Featuring 3 bedrooms and 1 beautifully updated bathroom (remodeled in 2021), this home is perfect for a first-time buyer or savvy investor. The gorgeous sunroom fills with natural light, along with durable LVP flooring throughout for easy maintenance and modern appeal. Major updates have already been taken care of, including a new HVAC system and roof in 2024, water heater replaced in 2021, giving you peace of mind for years to come. Outside, the front yard with a classic picket fence adds instant curb appeal, while detached building provides extra storage/workspace. Located just a short 20min drive to HSV/Redstone Arsenal/shopping/dining & more!

Key facts

• Picket fence
• Sunroom
• Lvp flooring

Tags

• SUNROOM
• LVP FLOORING
• NEW HVAC SYSTEM
• NEW ROOF
• WATER HEATER REPLACED
• PICKET FENCE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (11.9% below list).
• Recommended offer: $145k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#357 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities 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.
• Market conditions: 184 active listings in the ZIP; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,447 (11.9% 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 40 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $252,844
• List price: $165,000
• Delta: -34.74%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 J B Hawkins Rd	0.00mi	3/1.0	1,108 (-6%)	1mo	$136,000	$123	89
292 J B Hawkins Rd	0.09mi	3/2.0	1,350 (+14%)	9mo	$262,500	$194	60
1342 Killingsworth Cove Rd	0.56mi	3/1.5	1,309 (+11%)	14mo	$249,900	$191	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: 23.2%
• Equity multiple: 2.87×
• Total profit: $86,251
• Equity at exit: $148,645

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $257,010
• Equity at exit: $320,559

Cash invested: $46,200 (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 35748

• Home prices YoY: 4.0%
• Active inventory: 184
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-58

Break-even live

Break-even rent $1,528

Max offer price $156,650

Occupancy floor 99%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-07
   status Pending 703-char remark

   Show marketing remark (703 chars)

   Adorable home full of charm and opportunity! Featuring 3 bedrooms and 1 beautifully updated bathroom (remodeled in 2021), this home is perfect for a first-time buyer or savvy investor. The gorgeous sunroom fills with natural light, along with durable LVP flooring throughout for easy maintenance and modern appeal. Major updates have already been taken care of, including a new HVAC system and roof in 2024, water heater replaced in 2021, giving you peace of mind for years to come. Outside, the front yard with a classic picket fence adds instant curb appeal, while detached building provides extra storage/workspace. Located just a short 20min drive to HSV/Redstone Arsenal/shopping/dining & more!

2. 2026-03-27
   listed $165,000 Active 703-char remark

   Show marketing remark (703 chars)

   Adorable home full of charm and opportunity! Featuring 3 bedrooms and 1 beautifully updated bathroom (remodeled in 2021), this home is perfect for a first-time buyer or savvy investor. The gorgeous sunroom fills with natural light, along with durable LVP flooring throughout for easy maintenance and modern appeal. Major updates have already been taken care of, including a new HVAC system and roof in 2024, water heater replaced in 2021, giving you peace of mind for years to come. Outside, the front yard with a classic picket fence adds instant curb appeal, while detached building provides extra storage/workspace. Located just a short 20min drive to HSV/Redstone Arsenal/shopping/dining & more!

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,454
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$1,622
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,800
• Taxable loss: −$3,479
• Est. tax savings @ 24.0%: +$835
• After-tax cash flow: $143/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 — Gurley

• Score: 58/100
• State rank: #357
• US rank: #20987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,311

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3%
• Common ancestry: Lithuanian 5% Slovak 4% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Tagalog/Filipino 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: ▲ 13.02%
• Current HPI: 337.7613
• 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

2 events — show timeline

• 2026-05-07 Pending — VMLS
• 2026-03-27 Listed $165,000 VMLS

Property tax history

+6.0%/yr

Latest (2024): $173 · +5.5% YoY. Source: county tax records.