1300 7th St · Cherokee, AL 35616

$69,900

3 bd · 2.5 ba · 1,800 sqft · Other · 52 Days on market

Built 1944 1.82 ac lot $39/sqft · 43% below area Est $124k · 43% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

Key facts

• Covered front porch
• 1.82 acres
• Deck on back

Tags

• COVERED FRONT PORCH
• DECK ON BACK
• 1.82 ACRES

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Sewer: unknown
• Home design: Single family residence; Residential property; Fixer condition
• Construction: Vinyl siding; Above-grade finished living area approximately 1,800; Crawl space basement (unfinished)
• Exterior features: Asphalt roof

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms; 1 half bathroom; 3 bathrooms on the main level
• Interior features: Fireplace (1)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#205 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Cherokee Elementary School (math 2% / reading 37%, grade F, #457 of 627 statewide, top 74%, 228 students, 46% FRL); Cherokee High School (math 2% / reading 37%, grade F, #165 of 305 statewide, top 55%, 221 students, 48% FRL).
• Market conditions: 67 active listings in the ZIP; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1944 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood 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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 14.09%
• Cash-on-cash: 27.86%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (median comp): $123,689
• List price: $69,900
• Delta: -43.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.0%
• Equity multiple: 1.69×
• Total profit: $13,436
• Equity at exit: $10,422

10-year hold

• IRR: 25.6%
• Equity multiple: 3.24×
• Total profit: $43,748
• Equity at exit: $6,044

Cash invested: $19,572 (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 35616

• Home prices YoY: -25.7%
• Active inventory: 67
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $388

Break-even live

Break-even rent $696

Max offer price $69,900

Occupancy floor 62%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $69,900 Active 52 DOM
2. 2026-06-18
   days on market $69,900 Active 51 DOM
3. 2026-06-17
   days on market $69,900 Active 50 DOM
4. 2026-06-16
   days on market $69,900 Active 49 DOM
5. 2026-06-15
   days on market $69,900 Active 48 DOM
6. 2026-06-14
   days on market $69,900 Active 46 DOM
7. 2026-06-13
   days on market $69,900 Active 45 DOM
8. 2026-06-10
   days on market $69,900 Active 43 DOM
9. 2026-06-09
   days on market $69,900 Active 42 DOM
10. 2026-06-09
    price $69,900 Active 41 DOM
11. 2026-06-08
    days on market $79,900 Active 41 DOM
12. 2026-06-07
    days on market $79,900 Active 40 DOM
13. 2026-06-05
    days on market $79,900 Active 37 DOM
14. 2026-06-03
    days on market $79,900 Active 36 DOM
15. 2026-06-02
    days on market $79,900 Active 35 DOM
16. 2026-06-01
    days on market $79,900 Active 34 DOM
17. 2026-05-31
    days on market $79,900 Active 33 DOM
18. 2026-05-30
    days on market $79,900 Active 32 DOM
19. 2026-04-28
    listed $79,900 Active 315-char remark
20. 2023-03-29
    soldstatus $85,550
21. 2023-03-28
    soldstatus $85,550 Closed

    Show marketing remark (105 chars)

    Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

22. 2023-02-23
    status Pending

    Show marketing remark (105 chars)

    Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

23. 2023-02-09
    status Active

    Show marketing remark (105 chars)

    Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

24. 2023-02-06
    status Pending

    Show marketing remark (105 chars)

    Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

25. 2023-01-10
    price $88,500

    Show marketing remark (105 chars)

    Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

26. 2023-01-04
    price $103,250

    Show marketing remark (105 chars)

    Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

27. 2022-12-08
    listed $109,999 Active

    Show marketing remark (105 chars)

    Large rear acre lot. House, carport, work area, covered porches! Country living! Right behind the school!

28. 2020-06-25
    soldstatus $42,000
29. 2020-01-19
    listed $54,250
30. 2015-05-28
    soldstatus $68,150
31. 2015-05-26
    soldstatus $68,150
32. 2014-06-19
    listed $69,900
33. 2010-06-28
    listed $69,900

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,239
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,147
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,033
• Taxable income: $3,816
• Est. tax owed @ 24.0%: −$916
• After-tax cash flow: $3,739/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Cherokee

• Score: 63/100
• State rank: #205
• US rank: #16057

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherokee, AL
• Population (ZIP): 3,681

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 (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada

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: ▼ -42.23%
• Current HPI: 122.1612
• 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

+0.0% since first listed

16 events — show timeline

• 2026-06-08 Price Changed $69,900 SAARMLS
• 2026-04-28 Listed $79,900 SAARMLS
• 2023-03-29 Sold (Public Records) $85,550 Public Records
• 2023-03-28 Sold (MLS) $85,550 SAARMLS
• 2023-02-23 Pending — SAARMLS
• 2023-02-09 Relisted — SAARMLS
• 2023-02-06 Pending — SAARMLS
• 2023-01-10 Price Changed $88,500 SAARMLS
• 2023-01-04 Price Changed $103,250 SAARMLS
• 2022-12-08 Listed $109,999 SAARMLS
• 2020-06-25 Sold (MLS) $42,000 SAARMLS
• 2020-01-19 Listed $54,250 SAARMLS
• 2015-05-28 Sold (Public Records) $68,150 Public Records
• 2015-05-26 Sold (MLS) $68,150 SAARMLS
• 2014-06-19 Listed $69,900 SAARMLS
• 2010-06-28 Listed $69,900 SAARMLS

Property tax history

+8.9%/yr

Latest (2025): $76 · +6.9% YoY. Source: county tax records.