445 Wheeler St · Rogersville, AL 35652

$249,900

4 bd · 3.0 ba · 1,869 sqft · SingleFamily public records · 151 Days on market

Built 1972 0.44 ac lot $134/sqft · 8% below area Est $276k · 9% 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).

• Cash flow +12.2/30.0
• ARV discount +11.7/15.0
• DSCR +3.6/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Brick Home Near Downtown Rogersville. Beautifully priced 4-bedroom, 3-full-bath brick home located close to downtown Rogersville, AL. This single-level home offers exceptional space and flexibility, featuring two primary bedrooms with en-suite baths, perfect for multi-generational living or guests. The New Roof and Newer HVAC are an added bonus. Enjoy easy access to Highway 72, providing a quick commute to Athens, Madison, Huntsville, or the Florence area. The home boasts a newly updated, stunning primary bathroom, generous living areas, and excellent functionality throughout. Outdoor features include a fenced backyard, covered carport, and a welcoming front porch—ideal for relaxing or entertaining. With its prime location, ample space, and outstanding value, this must-see home offers both comfort and convenience. Buyer to verify all info. Call for your private showing today.

Key facts

• Brick home
• Two primary bedrooms
• Fenced backyard

Tags

• BRICK HOME
• NEAR DOWNTOWN ROGERSVILLE
• TWO PRIMARY BEDROOMS
• NEW ROOF
• NEWER HVAC
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-52 ($-628/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (28.0% below list).
• Recommended offer: $180k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.4% in Rogersville — 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 64/100 on livability (#153 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Lauderdale County (rural): math 19% / reading 46% proficiency, ranked #53 of 129 in AL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $180,000 (28.0% 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. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — 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: 0.72% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 11.6

CMA / ARV

• ARV (median comp): $275,818
• List price: $249,900
• Delta: -9.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
590 Church St	0.31mi	3/2.0 (-1)	1,859 (-0%)	9mo	$295,000	$159	68
1292 Rose St	0.37mi	3/2.0 (-1)	1,855 (-1%)	9mo	$335,000	$181	65
161 Lamoray Dr	0.16mi	3/2.5 (-1)	2,000 (+7%)	13mo	$270,000	$135	63
509 Zoey Grace Dr	0.69mi	4/2.0	1,879 (+0%)	1mo	$310,000	$165	62
415 Zoey Grace Dr	0.69mi	4/2.0	1,925 (+3%)	9mo	$304,000	$158	51
78 Rolling Brook Dr	0.59mi	3/2.0 (-1)	1,750 (-6%)	7mo	$255,000	$146	47
472 Zoey Grace Dr	0.70mi	4/2.0	2,030 (+9%)	6mo	$346,000	$170	44
26 Greer St	0.52mi	3/1.0 (-1)	1,754 (-6%)	12mo	$175,000	$100	43
641 Ayden Mannon St	0.74mi	4/2.0	1,906 (+2%)	20mo	$339,900	$178	42
665 Ayden Mannon St	0.74mi	4/2.0	2,036 (+9%)	13mo	$355,000	$174	35
300 Rose St	0.58mi	3/2.0 (-1)	2,019 (+8%)	18mo	$340,000	$168	35
205 Dogwood Dr	0.66mi	3/2.0 (-1)	1,680 (-10%)	20mo	$289,000	$172	27

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-43,956
• Equity at exit: $37,261

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-43,089
• Equity at exit: $21,607

Cash invested: $69,972 (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 35652

• Home prices YoY: -10.0%
• Active inventory: 109
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$60 /mo · $717/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-52

Break-even live

Break-even rent $1,866

Max offer price $240,654

Occupancy floor 98%

Sensitivity live

Price	-10% $89	-5% $18	+0% $-52	+5% $-123	+10% $-194
Rent	-10% $-195	-5% $-123	+0% $-52	+5% $19	+10% $90
Rate	-1.0pp $74	-0.5pp $11	base $-52	+0.5pp $-117	+1.0pp $-183

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Rose St Rogersville, AL	3.0	2.0	1800	$1,800	$1.00	24d	1	0.43mi

Listing history 22 events

1. 2026-06-19
   days on market $249,900 Active 151 DOM
2. 2026-06-18
   days on market $249,900 Active 150 DOM
3. 2026-06-17
   days on market $249,900 Active 149 DOM
4. 2026-06-16
   days on market $249,900 Active 148 DOM
5. 2026-06-15
   days on market $249,900 Active 147 DOM
6. 2026-06-14
   days on market $249,900 Active 145 DOM
7. 2026-06-13
   days on market $249,900 Active 144 DOM
8. 2026-06-10
   days on market $249,900 Active 142 DOM
9. 2026-06-09
   days on market $249,900 Active 141 DOM
10. 2026-06-08
    days on market $249,900 Active 140 DOM
11. 2026-06-07
    days on market $249,900 Active 139 DOM
12. 2026-06-05
    days on market $249,900 Active 136 DOM
13. 2026-06-03
    days on market $249,900 Active 135 DOM
14. 2026-06-02
    days on market $249,900 Active 134 DOM
15. 2026-06-01
    days on market $249,900 Active 133 DOM
16. 2026-05-31
    days on market $249,900 Active 132 DOM
17. 2026-05-30
    pricedays on market $249,900 Active 131 DOM
18. 2026-04-23
    price $269,900 903-char remark

    Show marketing remark (903 chars)

    Spacious Brick Home Near Downtown Rogersville. Beautifully priced 4-bedroom, 3-full-bath brick home located close to downtown Rogersville, AL. This single-level home offers exceptional space and flexibility, featuring two primary bedrooms with en-suite baths, perfect for multi-generational living or guests. The New Roof and Newer HVAC are an added bonus. Enjoy easy access to Highway 72, providing a quick commute to Athens, Madison, Huntsville, or the Florence area. The home boasts a newly updated, stunning primary bathroom, generous living areas, and excellent functionality throughout. Outdoor features include a fenced backyard, covered carport, and a welcoming front porch—ideal for relaxing or entertaining. With its prime location, ample space, and outstanding value, this must-see home offers both comfort and convenience. Buyer to verify all info. Call for your private showing today.

19. 2026-03-12
    price $289,900 903-char remark

    Show marketing remark (903 chars)

    Spacious Brick Home Near Downtown Rogersville. Beautifully priced 4-bedroom, 3-full-bath brick home located close to downtown Rogersville, AL. This single-level home offers exceptional space and flexibility, featuring two primary bedrooms with en-suite baths, perfect for multi-generational living or guests. The New Roof and Newer HVAC are an added bonus. Enjoy easy access to Highway 72, providing a quick commute to Athens, Madison, Huntsville, or the Florence area. The home boasts a newly updated, stunning primary bathroom, generous living areas, and excellent functionality throughout. Outdoor features include a fenced backyard, covered carport, and a welcoming front porch—ideal for relaxing or entertaining. With its prime location, ample space, and outstanding value, this must-see home offers both comfort and convenience. Buyer to verify all info. Call for your private showing today.

20. 2026-02-25
    historical $1,650
21. 2026-01-20
    listed $299,900 Active 903-char remark

    Show marketing remark (903 chars)

    Spacious Brick Home Near Downtown Rogersville. Beautifully priced 4-bedroom, 3-full-bath brick home located close to downtown Rogersville, AL. This single-level home offers exceptional space and flexibility, featuring two primary bedrooms with en-suite baths, perfect for multi-generational living or guests. The New Roof and Newer HVAC are an added bonus. Enjoy easy access to Highway 72, providing a quick commute to Athens, Madison, Huntsville, or the Florence area. The home boasts a newly updated, stunning primary bathroom, generous living areas, and excellent functionality throughout. Outdoor features include a fenced backyard, covered carport, and a welcoming front porch—ideal for relaxing or entertaining. With its prime location, ample space, and outstanding value, this must-see home offers both comfort and convenience. Buyer to verify all info. Call for your private showing today.

22. 2025-12-05
    listed $1,650

ⓘ 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: $717 · $60/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$308/yr (+$26/mo · 43.0%)

ⓘ 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 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$13,998
• − Property taxes: −$717
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$7,270
• Taxable loss: −$5,090
• Est. tax savings @ 24.0%: +$1,222
• After-tax cash flow: $594/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: Lauderdale County
• NCES district ID: 0102010
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $47,501
• Composite: 27.93/100
• National rank: #6863
• State rank: #53 of 129 in AL

Livability — Rogersville

• Score: 64/100
• State rank: #153
• US rank: #13925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogersville, AL
• Population (ZIP): 9,251

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 93,386 people
• By 2030: 93,634 · +0.3%
• By 2040: 93,114 · -0.3%
• By 2050: 91,586 · -1.9%
• By 2075: 88,667 · -5.1%
• By 2100: 81,098 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+51.5) · D 23.8% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.2pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.7 2016: R+46.0 2012: R+30.9 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.05%
• Current HPI: 208.0064
• 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

+16257.6% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $269,900 SAARMLS
• 2026-03-12 Price Changed $289,900 SAARMLS
• 2026-02-25 Rental Removed $1,650 REDFIN
• 2026-01-20 Listed $299,900 SAARMLS
• 2025-12-05 Listed for Rent $1,650 REDFIN

Property tax history

+5.0%/yr

Latest (2024): $717 · +8.2% YoY. Source: county tax records.