280 Ashley St · Blountsville, AL 35031

$79,900

3 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 297 Days on market

Built 1989 871 sqft lot $58/sqft · 48% below area Est $154k · 48% under ↓ 30% since listing

---

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 +16.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

Key facts

• Fully fenced
• Private buffer
• Incredible backyard

Tags

• HARDWOOD FLOORS
• INCREDIBLE BACKYARD
• FULLY FENCED
• NATURAL STREAM
• PRIVATE BUFFER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $43 ($517/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 $68k (15.5% below list).
• Recommended offer: $68k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#114 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $70k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; 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 $67,500 (15.5% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 9.9

CMA / ARV

• ARV (median comp): $154,412
• List price: $79,900
• Delta: -48.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10201 Lee St E	0.48mi	3/1.0	1,421 (+2%)	10mo	$130,000	$91	65
706 College St	0.50mi	3/1.0	1,338 (-4%)	11mo	$175,000	$131	62
7295 County Highway 47	0.45mi	3/2.0	1,472 (+6%)	4mo	$216,000	$147	62
214 Church St	0.49mi	3/2.0	1,448 (+4%)	13mo	$142,000	$98	55
128 College St	0.52mi	3/2.0	1,459 (+5%)	10mo	$72,600	$50	55

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-10,233
• Equity at exit: $11,913

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-5,493
• Equity at exit: $6,908

Cash invested: $22,372 (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 35031

• Home prices YoY: -5.7%
• Active inventory: 44
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $675 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$142
• Net cashflow: $43

Break-even live

Break-even rent $621

Max offer price $79,900

Occupancy floor 89%

Sensitivity live

Price	-10% $88	-5% $66	+0% $43	+5% $20	+10% $-2
Rent	-10% $-10	-5% $16	+0% $43	+5% $70	+10% $96
Rate	-1.0pp $83	-0.5pp $63	base $43	+0.5pp $22	+1.0pp $1

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Ratliff St Unit 12 Blountsville, AL	2.0	1.5	1017	$675	$0.66	3d	1	0.80mi

Listing history 29 events

1. 2026-06-18
   days on market $79,900 Active 297 DOM
2. 2026-06-17
   days on market $79,900 Active 296 DOM
3. 2026-06-16
   days on market $79,900 Active 295 DOM
4. 2026-06-15
   days on market $79,900 Active 294 DOM
5. 2026-06-13
   days on market $79,900 Active 292 DOM
6. 2026-06-10
   days on market $79,900 Active 289 DOM
7. 2026-06-09
   days on market $79,900 Active 288 DOM
8. 2026-06-08
   days on market $79,900 Active 287 DOM
9. 2026-06-07
   pricedays on market $79,900 Active 286 DOM
10. 2026-06-05
    days on market $94,900 Active 283 DOM
11. 2026-06-03
    days on market $94,900 Active 282 DOM
12. 2026-06-02
    days on market $94,900 Active 281 DOM
13. 2026-06-01
    days on market $94,900 Active 280 DOM
14. 2026-05-31
    days on market $94,900 Active 279 DOM
15. 2026-05-06
    price $94,900 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

16. 2026-05-02
    status Active 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

17. 2026-04-04
    status Pending 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

18. 2026-02-21
    price $104,900 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

19. 2026-01-27
    price $114,900 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

20. 2025-10-30
    price $119,900 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

21. 2025-09-30
    price $134,900 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

22. 2025-08-29
    price $139,900 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

23. 2025-07-29
    listed $149,900 Active 371-char remark

    Show marketing remark (371 chars)

    Escape to this charming 3-bedroom, 2-bath home where hardwood floors welcome you into the living areas. The highlight is the incredible backyard—fully fenced and featuring a serene, natural stream that provides a beautiful, private buffer from neighbors. Located just minutes from the fun of Spring Valley Water Park! This rare find won't be on the market for long.

24. 2021-11-12
    soldstatus $140,000
25. 2021-11-09
    soldstatus $140,000 Sold 391-char remark

    Show marketing remark (391 chars)

    Welcome HOME to 280 Ashley Street! This charming 3 bedroom 2 bath home is located in Blountsville close to all amenities. This home is a great price and is PERFECT for first-time home buyers or anyone looking to downsize. Home has hardwoods throughout the main living areas, large bedrooms, fenced-in yard, and a carport. This home will not last long at this price. Schedule s showing TODAY.

26. 2021-10-06
    historical Contingent 391-char remark

    Show marketing remark (391 chars)

    Welcome HOME to 280 Ashley Street! This charming 3 bedroom 2 bath home is located in Blountsville close to all amenities. This home is a great price and is PERFECT for first-time home buyers or anyone looking to downsize. Home has hardwoods throughout the main living areas, large bedrooms, fenced-in yard, and a carport. This home will not last long at this price. Schedule s showing TODAY.

27. 2021-09-21
    status Active 391-char remark

    Show marketing remark (391 chars)

    Welcome HOME to 280 Ashley Street! This charming 3 bedroom 2 bath home is located in Blountsville close to all amenities. This home is a great price and is PERFECT for first-time home buyers or anyone looking to downsize. Home has hardwoods throughout the main living areas, large bedrooms, fenced-in yard, and a carport. This home will not last long at this price. Schedule s showing TODAY.

28. 2021-08-15
    historical Contingent 391-char remark

    Show marketing remark (391 chars)

    Welcome HOME to 280 Ashley Street! This charming 3 bedroom 2 bath home is located in Blountsville close to all amenities. This home is a great price and is PERFECT for first-time home buyers or anyone looking to downsize. Home has hardwoods throughout the main living areas, large bedrooms, fenced-in yard, and a carport. This home will not last long at this price. Schedule s showing TODAY.

29. 2021-08-09
    listed $135,000 Active 391-char remark

    Show marketing remark (391 chars)

    Welcome HOME to 280 Ashley Street! This charming 3 bedroom 2 bath home is located in Blountsville close to all amenities. This home is a great price and is PERFECT for first-time home buyers or anyone looking to downsize. Home has hardwoods throughout the main living areas, large bedrooms, fenced-in yard, and a carport. This home will not last long at this price. Schedule s showing TODAY.

ⓘ 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: $455 · $38/mo
• Projected year-2 tax: $455 · $38/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,100
• − Mortgage interest: −$4,476
• − Property taxes: −$455
• − Insurance: −$400
• − Repairs & maintenance: −$648
• − Management: −$648
• − Depreciation: −$2,324
• Taxable loss: −$850
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $721/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 — Blountsville

• Score: 66/100
• State rank: #114
• US rank: #12267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blountsville, AL
• Population (ZIP): 7,937

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 8% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 15%

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: ▼ -13.41%
• Current HPI: 221.23
• 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

-29.7% since first listed

15 events — show timeline

• 2026-05-06 Price Changed $94,900 Greater Alabama MLS
• 2026-05-02 Relisted — Greater Alabama MLS
• 2026-04-04 Pending — Greater Alabama MLS
• 2026-02-21 Price Changed $104,900 Greater Alabama MLS
• 2026-01-27 Price Changed $114,900 Greater Alabama MLS
• 2025-10-30 Price Changed $119,900 Greater Alabama MLS
• 2025-09-30 Price Changed $134,900 Greater Alabama MLS
• 2025-08-29 Price Changed $139,900 Greater Alabama MLS
• 2025-07-29 Listed $149,900 Greater Alabama MLS
• 2021-11-12 Sold (Public Records) $140,000 Public Records
• 2021-11-09 Sold (MLS) $140,000 Greater Alabama MLS
• 2021-10-06 Contingent — Greater Alabama MLS
• 2021-09-21 Relisted — Greater Alabama MLS
• 2021-08-15 Contingent — Greater Alabama MLS
• 2021-08-09 Listed $135,000 Greater Alabama MLS

Property tax history

+4.8%/yr

Latest (2025): $455 · +7.1% YoY. Source: county tax records.