3934 Red Valley Rd · Remlap, AL 35133

$220,000

3 bd · 1.0 ba · 1,800 sqft · SingleFamily public records · 93 Days on market

Built 1941 1.29 ac lot $122/sqft · 25% below area Est $293k · 25% under ↓ 4% 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).

• ARV discount +15.0/15.0
• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• DSCR +3.6/10.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don’t miss your chance to own a beautiful 1.29 acre slice of peaceful country living in Remlap, Alabama! Nestled in a private, serene setting, this 1,800 sq ft home offers the perfect blend of space, comfort, and opportunity situated on unrestricted land, giving you the freedom to truly make it your own. Featuring 3 bedrooms and 2.5 baths, the home welcomes you with a bright and spacious sunroom filled with natural light perfect for relaxing or entertaining year round. Step outside to a very spacious back porch where you can sit, unwind, and enjoy your morning coffee while taking in the quiet country views. The property also includes a double carport, an attached garage, and additional storage, giving you plenty of room for vehicles, hobbies, or equipment. With its peaceful surroundings, added flexibility of unrestricted land, and endless potential, this property is ideal for anyone looking to enjoy the charm of country living while still having room to make it their own.

Key facts

• Attached garage
• Double carport
• Spacious sunroom

Tags

• PRIVATE SERENE SETTING
• SPACIOUS SUNROOM
• VERY SPACIOUS BACK PORCH
• UNRESTRICTED LAND
• DOUBLE CARPORT
• ATTACHED GARAGE

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 $-44 ($-529/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (3.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (25.5% below list).
• Recommended offer: $164k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.4% in Remlap — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 32 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($200k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,002 (25.5% 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. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.86%
• DSCR: 0.96
• GRM: 11.2

CMA / ARV

• ARV (median comp): $292,556
• List price: $220,000
• Delta: -24.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Easter Rd	0.05mi	3/2.0	1,626 (-10%)	15mo	$271,625	$167	65
126 Robinwood Dr	0.43mi	3/2.0	1,940 (+8%)	18mo	$325,000	$168	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.90×
• Total profit: $116,922
• Equity at exit: $198,193

10-year hold

• IRR: 21.0%
• Equity multiple: 6.62×
• Total profit: $346,353
• Equity at exit: $427,412

Cash invested: $61,600 (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 35133

• Home prices YoY: 7.3%
• Active inventory: 32
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,640 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-44

Break-even live

Break-even rent $1,696

Max offer price $212,206

Occupancy floor 98%

Sensitivity live

Price	-10% $80	-5% $18	+0% $-44	+5% $-106	+10% $-169
Rent	-10% $-174	-5% $-109	+0% $-44	+5% $21	+10% $85
Rate	-1.0pp $67	-0.5pp $12	base $-44	+0.5pp $-101	+1.0pp $-159

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $220,000 Active 93 DOM
2. 2026-06-17
   days on market $220,000 Active 92 DOM
3. 2026-06-16
   days on market $220,000 Active 91 DOM
4. 2026-06-15
   days on market $220,000 Active 90 DOM
5. 2026-06-13
   days on market $220,000 Active 88 DOM
6. 2026-06-10
   days on market $220,000 Active 85 DOM
7. 2026-06-09
   days on market $220,000 Active 84 DOM
8. 2026-06-08
   days on market $220,000 Active 83 DOM
9. 2026-06-07
   days on market $220,000 Active 82 DOM
10. 2026-06-05
    days on market $220,000 Active 79 DOM
11. 2026-06-03
    days on market $220,000 Active 78 DOM
12. 2026-06-02
    days on market $220,000 Active 77 DOM
13. 2026-06-01
    days on market $220,000 Active 76 DOM
14. 2026-05-31
    statusdays on market $220,000 Active 75 DOM
15. 2026-04-11
    price $220,000 992-char remark

    Show marketing remark (992 chars)

    Don’t miss your chance to own a beautiful 1.29 acre slice of peaceful country living in Remlap, Alabama! Nestled in a private, serene setting, this 1,800 sq ft home offers the perfect blend of space, comfort, and opportunity situated on unrestricted land, giving you the freedom to truly make it your own. Featuring 3 bedrooms and 2.5 baths, the home welcomes you with a bright and spacious sunroom filled with natural light perfect for relaxing or entertaining year round. Step outside to a very spacious back porch where you can sit, unwind, and enjoy your morning coffee while taking in the quiet country views. The property also includes a double carport, an attached garage, and additional storage, giving you plenty of room for vehicles, hobbies, or equipment. With its peaceful surroundings, added flexibility of unrestricted land, and endless potential, this property is ideal for anyone looking to enjoy the charm of country living while still having room to make it their own.

16. 2026-03-17
    listed $230,000 Active 992-char remark

    Show marketing remark (992 chars)

    Don’t miss your chance to own a beautiful 1.29 acre slice of peaceful country living in Remlap, Alabama! Nestled in a private, serene setting, this 1,800 sq ft home offers the perfect blend of space, comfort, and opportunity situated on unrestricted land, giving you the freedom to truly make it your own. Featuring 3 bedrooms and 2.5 baths, the home welcomes you with a bright and spacious sunroom filled with natural light perfect for relaxing or entertaining year round. Step outside to a very spacious back porch where you can sit, unwind, and enjoy your morning coffee while taking in the quiet country views. The property also includes a double carport, an attached garage, and additional storage, giving you plenty of room for vehicles, hobbies, or equipment. With its peaceful surroundings, added flexibility of unrestricted land, and endless potential, this property is ideal for anyone looking to enjoy the charm of country living while still having room to make it their own.

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 5 d/yr ≥105°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,680
• − Mortgage interest: −$12,323
• − Property taxes: −$1,132
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$6,400
• Taxable loss: −$4,424
• Est. tax savings @ 24.0%: +$1,062
• After-tax cash flow: $532/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 — Remlap

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Remlap, AL
• City population: 2,793
• Population (ZIP): 2,793

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 (95%)
• Race & ethnicity: White 95% Black 2% Hispanic / Latino 2%
• Common ancestry: Serbian 2% Iranian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▲ 17.26%
• Current HPI: 255.0421
• 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

-4.3% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $220,000 Greater Alabama MLS
• 2026-03-17 Listed $230,000 Greater Alabama MLS

Property tax history

+8.9%/yr

Latest (2025): $1,132 · +30.0% YoY. Source: county tax records.