1540 Cedar Bend Rd N · Southside, AL 35907

$259,900

3 bd · 2.0 ba · 1,898 sqft · SingleFamily public records · 116 Days on market

Built 1976 $137/sqft · 9% below area Est $285k · 9% under ↓ 10% since listing

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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 +26.0/30.0
• ARV discount +11.5/15.0
• DSCR +8.8/10.0
• 1% rule +5.7/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this well maintained 3-bedroom, 2 bath home in the desirable Southside area. This updated home features all new floors throughout, fresh paint, faucets, & light fixtures. Have peace of mind with a roof that’s 3 years old, new garage doors, and updated electrical. Cozy up by the gas fireplace or enjoy your master suite with a walk-in closet. In the kitchen is all stainless-steel appliances with a large Pantry/Laundry. The property has a detached garage with an office space. Schedule your showing today!! Seller is willing to offer $5000.00 sellers concessions for the right offer.

Key facts

• New floors
• Updated electrical
• Fresh paint

Tags

• NEW FLOORS
• FRESH PAINT
• UPDATED ELECTRICAL
• GAS FIREPLACE
• WALK IN CLOSET
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.5% in Southside — 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 68/100 on livability (#73 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 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 $2k of loan paydown is wiped out by about $8k 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

• It's been on market 116 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $236,509 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

• ARV (median comp): $285,171
• List price: $259,900
• Delta: -8.86%
• 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
2915 White Oak Dr	0.24mi	3/2.0	1,858 (-2%)	2mo	$306,900	$165	83
1653 Lister Ct	0.17mi	3/2.0	1,975 (+4%)	3mo	$214,900	$109	83
2281 Western Hills Dr E	0.45mi	3/2.0	1,987 (+5%)	3mo	$375,000	$189	69
1508 Western Ln	0.43mi	3/2.0	1,860 (-2%)	10mo	$223,500	$120	69
2784 Buckhaven Dr	0.24mi	3/2.0	1,952 (+3%)	19mo	$322,000	$165	68
2801 Lister Ferry Rd	0.33mi	3/2.0	1,830 (-4%)	13mo	$351,000	$192	68
2838 Lister Ferry Rd	0.34mi	3/2.0	1,796 (-5%)	10mo	$340,000	$189	67
2818 Lister Ferry Rd	0.29mi	3/2.0	2,031 (+7%)	15mo	$382,000	$188	62
2413 Waid Cir N	0.35mi	3/2.5	1,960 (+3%)	18mo	$244,000	$124	61
1575 Jamie Ln	0.17mi	4/2.5 (+1)	2,009 (+6%)	20mo	$162,500	$81	58
1498 Jamie Ln	0.16mi	3/2.0	1,676 (-12%)	21mo	$190,000	$113	56
2245 Waterfront Dr	0.52mi	3/2.0	1,657 (-13%)	5mo	$270,000	$163	51

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-973
• Equity at exit: $38,752

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $51,812
• Equity at exit: $22,471

Cash invested: $72,772 (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 35907

• Home prices YoY: -25.9%
• Active inventory: 81
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,772 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $648

Break-even live

Break-even rent $1,952

Max offer price $259,900

Occupancy floor 72%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2214 Windsong Trl Gadsden, AL	3.0	2.5	2200	$2,000	$0.91	3d	1	0.92mi
418 Riverton Dr Rainbow City, AL	3.0	3.0	2342	$3,800	$1.62	23d	1	1.15mi

Listing history 22 events

1. 2026-06-19
   days on market $259,900 Active 116 DOM
2. 2026-06-18
   days on market $259,900 Active 115 DOM
3. 2026-06-17
   days on market $259,900 Active 114 DOM
4. 2026-06-16
   days on market $259,900 Active 113 DOM
5. 2026-06-15
   days on market $259,900 Active 112 DOM
6. 2026-06-14
   days on market $259,900 Active 110 DOM
7. 2026-06-13
   days on market $259,900 Active 109 DOM
8. 2026-06-10
   days on market $259,900 Active 107 DOM
9. 2026-06-09
   days on market $259,900 Active 106 DOM
10. 2026-06-08
    days on market $259,900 Active 105 DOM
11. 2026-06-07
    pricedays on market $259,900 Active 104 DOM
12. 2026-06-05
    days on market $269,900 Active 101 DOM
13. 2026-06-03
    days on market $269,900 Active 100 DOM
14. 2026-06-02
    days on market $269,900 Active 99 DOM
15. 2026-06-01
    days on market $269,900 Active 98 DOM
16. 2026-05-31
    days on market $269,900 Active 97 DOM
17. 2026-05-30
    days on market $269,900 Active 96 DOM
18. 2026-03-17
    price $269,900 611-char remark

    Show marketing remark (611 chars)

    Don’t miss this well maintained 3-bedroom, 2 bath home in the desirable Southside area. This updated home features all new floors throughout, fresh paint, faucets, & light fixtures. Have peace of mind with a roof that’s 3 years old, new garage doors, and updated electrical. Cozy up by the gas fireplace or enjoy your master suite with a walk-in closet. In the kitchen is all stainless-steel appliances with a large Pantry/Laundry. The property has a detached garage with an office space. Schedule your showing today!! Seller is willing to offer $5000.00 sellers concessions for the right offer.

19. 2026-02-23
    listed $275,000 Active 611-char remark

    Show marketing remark (611 chars)

    Don’t miss this well maintained 3-bedroom, 2 bath home in the desirable Southside area. This updated home features all new floors throughout, fresh paint, faucets, & light fixtures. Have peace of mind with a roof that’s 3 years old, new garage doors, and updated electrical. Cozy up by the gas fireplace or enjoy your master suite with a walk-in closet. In the kitchen is all stainless-steel appliances with a large Pantry/Laundry. The property has a detached garage with an office space. Schedule your showing today!! Seller is willing to offer $5000.00 sellers concessions for the right offer.

20. 2023-06-22
    price $279,700
21. 2023-06-06
    price $288,500
22. 2023-04-21
    listed $299,700 Active

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$217/yr (+$18/mo · 25.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,262
• − Mortgage interest: −$14,558
• − Property taxes: −$849
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,661
• − Management: −$2,661
• − Depreciation: −$7,561
• Taxable income: $3,672
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $6,892/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — Southside

• Score: 68/100
• State rank: #73
• US rank: #9908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southside, AL
• City population: 9,299
• Population (ZIP): 9,299

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: Predominantly White (90%)
• Race & ethnicity: White 90% Black 4% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 2% Scottish 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -72.98%
• Current HPI: 208.5419
• 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

-9.9% since first listed

5 events — show timeline

• 2026-03-17 Price Changed $269,900 VMLS
• 2026-02-23 Listed $275,000 VMLS
• 2023-06-22 Price Changed $279,700 VMLS
• 2023-06-06 Price Changed $288,500 VMLS
• 2023-04-21 Listed $299,700 VMLS

Property tax history

+5.5%/yr

Latest (2025): $849 · +0.0% YoY. Source: county tax records.