5295 Horton Gap Rd · Whitesboro, AL 35957

$219,500

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 11 Days on market

Built 2008 0.40 ac lot $140/sqft · 6% below area Est $235k · 6% 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 +11.9/30.0
• ARV discount +10.4/15.0
• DSCR +3.5/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW LISTING IN SARDIS...3 Bedroom 2 Bath Home that has been recently remodeled. Large Family Room, Nice Kitchen with Breakfast Area, Lots of Cabinets, Master Bath has Large Tile Shower with Granite Sink Tops and Huge Walk-in Closet. Priced To Sell At ONLY $99,900 **all info incl schools/sqft/lot size tbv by pchsr**

Key facts

• Tile step-in shower
• Walk-in closet
• New flooring

Tags

• SARDIS COMMUNITY
• NEW FLOORING
• SPA-INSPIRED BATH
• TILE STEP-IN SHOWER
• DOUBLE VANITIES
• WALK-IN CLOSET

Property features AI

Finance

• Other: Residential property, single family; Living area approximately 1,582
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Concrete driveway; Gravel driveway
• Utilities: Septic tank sewer; Public water; Electric service (standard)
• Home design: Single-family residence; One level; Built in 2008; Vinyl siding
• Construction: Vinyl siding construction; Built in 2008; Crawl space foundation
• Exterior features: Concrete driveway; Gravel driveway; Deck; Covered porch; Private pool; Public water

Interior

• Kitchen: Dishwasher; Range
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-56 ($-670/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (29.4% below list).
• Recommended offer: $155k (29.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#283 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, amenities F, commute 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.
• Zoned schools: Sardis Middle School (math 11% / reading 41%, grade F, #155 of 257 statewide, top 61%, 398 students, 70% FRL); Sardis High School (math 12% / reading 12%, grade F, #242 of 305 statewide, top 80%, 584 students, 63% FRL) — zoned schools average 67% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 36% district-wide (-18 pts) — the specific schools serving this property underperform the Etowah County average; the district grade overstates school quality for this exact location.
• Market conditions: 87 active listings in the ZIP; 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 $7k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; list at $220k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $154,980 (29.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.71% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.09%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

• ARV (median comp): $234,749
• List price: $219,500
• Delta: -6.50%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
179 Hooper Dr	0.56mi	3/2.0	1,544 (-2%)	1mo	$240,000	$155	66

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-39,249
• Equity at exit: $32,728

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-39,256
• Equity at exit: $18,978

Cash invested: $61,460 (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 35957

• Home prices YoY: -10.6%
• Active inventory: 87
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$1,151
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-56

Break-even live

Break-even rent $1,621

Max offer price $209,629

Occupancy floor 99%

Sensitivity live

Price	-10% $68	-5% $6	+0% $-56	+5% $-368	+10% $-444
Rent	-10% $-178	-5% $-117	+0% $-56	+5% $5	+10% $67
Rate	-1.0pp $55	-0.5pp $0	base $-56	+0.5pp $-113	+1.0pp $-171

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: $54,875
• Closing costs: $6,585
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-13
   listed $219,500 Active 583-char remark
2. 2025-12-02
   price $199,900
3. 2025-11-18
   price $205,500
4. 2025-11-04
   price $209,500
5. 2025-09-22
   listed $219,500 Active
6. 2016-11-02
   soldstatus $95,000

   Show marketing remark (316 chars)

   NEW LISTING IN SARDIS...3 Bedroom 2 Bath Home that has been recently remodeled. Large Family Room, Nice Kitchen with Breakfast Area, Lots of Cabinets, Master Bath has Large Tile Shower with Granite Sink Tops and Huge Walk-in Closet. Priced To Sell At ONLY $99,900 **all info incl schools/sqft/lot size tbv by pchsr**

7. 2016-06-09
   listed $99,900

   Show marketing remark (316 chars)

   NEW LISTING IN SARDIS...3 Bedroom 2 Bath Home that has been recently remodeled. Large Family Room, Nice Kitchen with Breakfast Area, Lots of Cabinets, Master Bath has Large Tile Shower with Granite Sink Tops and Huge Walk-in Closet. Priced To Sell At ONLY $99,900 **all info incl schools/sqft/lot size tbv by pchsr**

8. 2013-02-12
   soldstatus $36,000
9. 2012-09-24
   listed $42,900

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$448/yr (+$37/mo · 99.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $18,598
• − Mortgage interest: −$12,295
• − Property taxes: −$452
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$6,385
• Taxable loss: −$4,609
• Est. tax savings @ 24.0%: +$1,106
• After-tax cash flow: $436/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 — Whitesboro

• Score: 60/100
• State rank: #283
• US rank: #18617

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitesboro, AL
• Population (ZIP): 16,672

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

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: ▼ -29.42%
• Current HPI: 249.5829
• 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

+411.7% since first listed

10 events — show timeline

• 2026-05-24 Pending — VMLS
• 2026-05-13 Listed $219,500 VMLS
• 2025-12-02 Price Changed $199,900 VMLS
• 2025-11-18 Price Changed $205,500 VMLS
• 2025-11-04 Price Changed $209,500 VMLS
• 2025-09-22 Listed $219,500 VMLS
• 2016-11-02 Sold (MLS) $95,000 VMLS
• 2016-06-09 Listed $99,900 VMLS
• 2013-02-12 Sold (MLS) $36,000 VMLS
• 2012-09-24 Listed $42,900 VMLS

Property tax history

+8.5%/yr

Latest (2025): $452 · +0.0% YoY. Source: county tax records.