709 Austin Ave · Sheffield, AL 35660

$199,000

4 bd · 1.0 ba · 3,156 sqft · SingleFamily public records · 196 Days on market

Built 1910 6,098 sqft lot Est $312k · 36% 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Remarkable renovation! The character of this 115 year old home has been kept intact, but so many things are NEW. The HVAC, roof, hardwood floors, electrical, plumbing, stainless appliances, cabinets, Quartz countertops, two new decks with iron railings, tile floors in the kitchen and bathroom, and tile shower are all brand new. Gold finishes and light fixtures are also new. The baseboards are 12" (new) but maintain the character of the home. Many windows have new glass, and the original French doors into the study add that southern feel to this awesome house. Another feature that adds character is the side entry leading into the stairwell. The view of the Sheffield Courthouse is stunni

Key facts

• New plumbing
• New hvac
• New hardwood floors

Tags

• NEW HVAC
• NEW ROOF
• NEW HARDWOOD FLOORS
• NEW ELECTRICAL
• NEW PLUMBING
• NEW STAINLESS APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $185k (7.0% below list).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 5.1% in Sheffield — 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 60/100 on livability (#312 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Sheffield City (suburban): math 12% / reading 34% proficiency, ranked #103 of 129 in AL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 115 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $36k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $199k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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?
6. 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?
7. 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?
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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $312,444
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Austin Ave	0.00mi	4/2.5	3,152 (-0%)	1mo	$211,000	$67	93
820 River Bluff Dr	0.56mi	4/3.5	3,148 (-0%)	0mo	$497,000	$158	63
818 Alabama Ct	0.24mi	5/2.0 (+1)	3,274 (+4%)	16mo	$238,500	$73	60
801 Montgomery Ave	0.12mi	4/2.5	3,541 (+12%)	12mo	$380,000	$107	58
604 N Nashville Ave	0.23mi	5/6.0 (+1)	3,000 (-5%)	6mo	$247,000	$82	56
830 Riverbluff Dr	0.51mi	4/3.5	3,013 (-4%)	10mo	$325,500	$108	51
911 N Raleigh Ave	0.16mi	5/3.5 (+1)	2,774 (-12%)	10mo	$255,000	$92	49
425 Park Blvd	0.31mi	3/2.0 (-1)	2,728 (-14%)	20mo	$270,000	$99	37

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-26,725
• Equity at exit: $29,672

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-16,084
• Equity at exit: $17,206

Cash invested: $55,720 (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 35660

• Home prices YoY: -29.5%
• Active inventory: 115
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $86

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 90%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1211 N Nashville Ave Sheffield, AL	5.0	3.0	2567	$1,850	$0.72	43d	1	0.39mi

Listing history 19 events

1. 2026-04-15
   status Pending
2. 2026-04-03
   price $199,000
3. 2026-02-24
   price $212,000
4. 2025-10-15
   price $219,999
5. 2025-10-01
   listed $235,000 Active
6. 2025-09-11
   status Active
7. 2025-09-03
   status Pending
8. 2025-08-28
   price $235,000
9. 2025-07-19
   price $245,000
10. 2025-05-17
    price $255,000
11. 2025-04-22
    price $265,000
12. 2025-04-03
    price $289,000
13. 2025-03-07
    price $299,000
14. 2025-02-15
    price $304,900
15. 2025-01-18
    listed $319,900 Active
16. 2024-03-28
    soldstatus $60,000
17. 2024-03-27
    soldstatus $35,000
18. 2024-03-26
    listed $79,000 Active
19. 2020-03-16
    soldstatus $186,000

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $22,200
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$5,789
• Taxable loss: −$2,268
• Est. tax savings @ 24.0%: +$544
• After-tax cash flow: $1,579/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: Sheffield City
• NCES district ID: 0103000
• Math proficiency: 12% ▼ -30.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $34,188
• Composite: 18.8/100
• National rank: #8866
• State rank: #103 of 129 in AL

Livability — Sheffield

• Score: 60/100
• State rank: #312
• US rank: #19366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, AL
• City population: 9,385
• Population (ZIP): 9,385

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 26% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.23%
• Current HPI: 177.3226
• 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

+7.0% since first listed

19 events — show timeline

• 2026-04-15 Pending — SAARMLS
• 2026-04-03 Price Changed $199,000 SAARMLS
• 2026-02-24 Price Changed $212,000 SAARMLS
• 2025-10-15 Price Changed $219,999 SAARMLS
• 2025-10-01 Listed $235,000 SAARMLS
• 2025-09-11 Relisted — SAARMLS
• 2025-09-03 Pending — SAARMLS
• 2025-08-28 Price Changed $235,000 SAARMLS
• 2025-07-19 Price Changed $245,000 SAARMLS
• 2025-05-17 Price Changed $255,000 SAARMLS
• 2025-04-22 Price Changed $265,000 SAARMLS
• 2025-04-03 Price Changed $289,000 SAARMLS
• 2025-03-07 Price Changed $299,000 SAARMLS
• 2025-02-15 Price Changed $304,900 SAARMLS
• 2025-01-18 Listed $319,900 SAARMLS
• 2024-03-28 Sold (Public Records) $60,000 Public Records
• 2024-03-27 Sold (Public Records) $35,000 Public Records
• 2024-03-26 Listed $79,000 SAARMLS
• 2020-03-16 Sold (Public Records) $186,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $398 · +70.8% YoY. Source: county tax records.