1024 Alcott Rd · Gadsden, AL 35901

$109,900

2 bd · 1.0 ba · 1,345 sqft · SingleFamily public records · 8 Days on market

Built 1950 8,276 sqft lot Est $214k · 49% 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).

• Cash flow +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

CLUBVIEW -- INVESTOR SPECIAL - What every investor wants is a house in Clubview to fix up to rent or flip. This 2 bedroom, 1 bath home is priced to be renovated and made into an easy rental or flip. This brick home is situated on a corner lot with a carport and extra storage or workshop behind it.

Key facts

• Extra storage
• Carport
• Workshop

Tags

• CORNER LOT
• CARPORT
• EXTRA STORAGE
• WORKSHOP

Property features AI

Finance

• HOA & community: No association; Subdivision: Etowah Park

Exterior

• Parking: Detached carport; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Built in 1950; One-story entry (single family)
• Construction: Brick construction
• Exterior features: Public water; Public sewer; Lot approximately 0.19 acres (90 x 95)

Interior

• Bedrooms: Total rooms: 5
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/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 $109k (0.9% below list).
• Recommended offer: $109k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eura Brown Elementary School (math 62% / reading 82%, grade A-, #20 of 627 statewide, top 4%, 335 students, 37% FRL) — zoned schools average 37% FRL vs 66% district-wide (29 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 72% at this address vs 27% district-wide (+45 pts) — the actual schools serving this property are materially stronger than the Gadsden City average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 154 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,918 (0.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.99% ✗
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $213,855
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Riley St	0.11mi	3/1.5 (+1)	1,286 (-4%)	1mo	$180,000	$140	80
220 Riley St	0.08mi	3/1.0 (+1)	1,342 (-0%)	14mo	$200,000	$149	80
115 Ridgeway Ave	0.21mi	3/2.0 (+1)	1,306 (-3%)	10mo	$214,900	$165	68
1109 Alcott Rd	0.07mi	3/1.0 (+1)	1,260 (-6%)	19mo	$173,900	$138	65
107 Gwindale Rd	0.55mi	3/2.0 (+1)	1,342 (-0%)	10mo	$232,500	$173	57
140 Riley St	0.04mi	3/1.0 (+1)	1,161 (-14%)	20mo	$185,000	$159	53

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,582
• Equity at exit: $16,386

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $10,773
• Equity at exit: $9,502

Cash invested: $30,772 (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 35901

• Home prices YoY: -9.9%
• Active inventory: 154
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$46 /mo · $549/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $193

Break-even live

Break-even rent $845

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $255	-5% $224	+0% $193	+5% $161	+10% $130
Rent	-10% $107	-5% $150	+0% $193	+5% $236	+10% $279
Rate	-1.0pp $248	-0.5pp $221	base $193	+0.5pp $164	+1.0pp $135

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Brown Ave Unit 5 Gadsden, AL	2.0	1.5	950	$900	$0.95	45d	1	0.68mi
688 Sutton Bridge Rd Rainbow City, AL	3.0	1.5	1650	$1,400	$0.85	45d	1	1.30mi

Listing history 9 events

1. 2026-06-21
   status $109,900 Pending 8 DOM
2. 2026-06-19
   days on market $109,900 Active 8 DOM
3. 2026-06-18
   days on market $109,900 Active 7 DOM
4. 2026-06-17
   days on market $109,900 Active 6 DOM
5. 2026-06-16
   days on market $109,900 Active 5 DOM
6. 2026-06-15
   days on market $109,900 Active 4 DOM
7. 2026-06-14
   days on market $109,900 Active 2 DOM
8. 2026-06-12
   remarks 302-char remark
9. 2026-06-12
   listed $109,900 Active 1 DOM

ⓘ 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: $549 · $46/mo
• Projected year-2 tax: $549 · $46/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $13,070
• − Mortgage interest: −$6,156
• − Property taxes: −$549
• − Insurance: −$550
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,197
• Taxable income: $527
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $2,185/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 19,186

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 55% Black 32% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 1% Russian/Polish/Slavic 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: ▼ -26.83%
• Current HPI: 243.6795
• 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

1 event — show timeline

• 2026-06-11 Listed $109,900 VMLS

Property tax history

+0.0%/yr

Latest (2025): $549 · +0.0% YoY. Source: county tax records.