301 Davis St · Gadsden, AL 35903

$83,900

3 bd · 1.0 ba · 1,111 sqft · SingleFamily public records · 41 Days on market

Built 1952 4,791 sqft lot $76/sqft · 90% above area ↓ 14% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

Key facts

• Added privacy
• Outdoor space
• Corner lot

Tags

• CORNER LOT
• OUTDOOR SPACE
• ADDED PRIVACY
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No association; Subdivision: Metes And Bounds

Exterior

• Parking: Carport (1 space)
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 1952; Residential property
• Construction: Brick construction
• Exterior features: Lot size about 0.11 acres

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Wall furnace heating; Two window air conditioners
• Interior features: Crawl space basement; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $81k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gadsden Middle School (math 15% / reading 51%, grade F, #101 of 257 statewide, top 40%, 464 students, 75% FRL); Gadsden City High School (math 17% / reading 24%, grade F, #159 of 305 statewide, top 53%, 1,318 students, 76% FRL).
• Market conditions: 97 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 $580 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $81,383 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.71% ✓
• Cap rate: 15.24%
• Cash-on-cash: 31.94%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

• ARV (median comp): $44,261
• List price: $83,900
• Delta: 89.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Tennessee Ave	0.35mi	2/1.0 (-1)	1,094 (-2%)	3mo	$89,900	$82	74
1210 Paden Dr	0.50mi	3/1.0	1,156 (+4%)	2mo	$72,500	$63	68
1423 Goss Ave	0.16mi	3/2.0	1,201 (+8%)	12mo	$70,000	$58	65
1218 Kentucky Ave	0.41mi	3/1.5	1,199 (+8%)	5mo	$55,000	$46	62
1213 Slusser Ave	0.60mi	2/1.0 (-1)	1,088 (-2%)	7mo	$44,000	$40	58
1342 Stillman Ave	0.38mi	3/1.0	1,004 (-10%)	12mo	$47,500	$47	56
1317 Stillman Ave	0.43mi	3/1.0	1,241 (+12%)	15mo	$25,000	$20	48
1208 Stroud Ave	0.49mi	2/1.0 (-1)	968 (-13%)	4mo	$48,000	$50	47
1315 Robinson Ave	0.43mi	2/1.0 (-1)	1,015 (-9%)	16mo	$60,000	$59	47
430 Padenreich Ave	0.63mi	3/1.0	1,266 (+14%)	4mo	$119,000	$94	44
619 Raley St	0.69mi	3/1.0	1,256 (+13%)	11mo	$75,000	$60	37
420 Hoke St	0.75mi	2/1.0 (-1)	1,028 (-8%)	14mo	$72,000	$70	36

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: 26.9%
• Equity multiple: 2.12×
• Total profit: $26,213
• Equity at exit: $12,510

10-year hold

• IRR: 34.5%
• Equity multiple: 4.15×
• Total profit: $74,027
• Equity at exit: $7,254

Cash invested: $23,492 (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 35903

• Home prices YoY: -11.0%
• Active inventory: 97
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$440
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $625

Break-even live

Break-even rent $646

Max offer price $83,900

Occupancy floor 52%

Sensitivity live

Price	-10% $673	-5% $649	+0% $625	+5% $602	+10% $578
Rent	-10% $512	-5% $569	+0% $625	+5% $682	+10% $739
Rate	-1.0pp $668	-0.5pp $647	base $625	+0.5pp $604	+1.0pp $581

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $83,900 Active 41 DOM
2. 2026-06-18
   days on market $83,900 Active 40 DOM
3. 2026-06-18
   price $83,900 Active 39 DOM
4. 2026-06-17
   days on market $84,900 Active 39 DOM
5. 2026-06-16
   days on market $84,900 Active 38 DOM
6. 2026-06-15
   days on market $84,900 Active 37 DOM
7. 2026-06-14
   days on market $84,900 Active 35 DOM
8. 2026-06-12
   days on market $84,900 Active 34 DOM
9. 2026-06-09
   days on market $84,900 Active 31 DOM
10. 2026-06-08
    days on market $84,900 Active 30 DOM
11. 2026-06-07
    days on market $84,900 Active 29 DOM
12. 2026-06-07
    days on market $84,900 Active 28 DOM
13. 2026-06-04
    days on market $84,900 Active 25 DOM
14. 2026-06-02
    days on market $84,900 Active 24 DOM
15. 2026-06-01
    days on market $84,900 Active 23 DOM
16. 2026-05-31
    days on market $84,900 Active 22 DOM
17. 2026-05-31
    days on market $84,900 Active 21 DOM
18. 2026-05-09
    listed $89,900 Active 407-char remark
19. 2026-01-30
    soldstatus $68,000 Sold 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

20. 2026-01-29
    status Pending 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

21. 2025-12-30
    price $71,500 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

22. 2025-12-20
    price $73,500 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

23. 2025-12-12
    price $75,500 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

24. 2025-12-06
    price $77,500 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

25. 2025-11-19
    price $79,500 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

26. 2025-11-13
    price $82,500 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

27. 2025-10-27
    price $85,900 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

28. 2025-10-13
    price $89,900 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

29. 2025-10-06
    price $92,500 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

30. 2025-10-03
    listed $97,500 Active 652-char remark

    Show marketing remark (652 chars)

    Updated full-brick home in College Heights! This charming 3BR/3BA bungalow blends classic character with modern upgrades. The seller has recently installed a brand-new 200-amp breaker panel, remodeled the kitchen with butcher block countertops, new sink and faucet, and refreshed one bathroom while adding two more. High ceilings create an open, airy feel in the kitchen, and many windows have already been replaced. The roof has been newly maintained, most flooring updated, and the home is well insulated for year-round comfort. Situated on a corner lot near schools and shopping, this move-in-ready home offers convenience, charm, and lasting value!

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $425 · $35/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,252
• − Mortgage interest: −$4,700
• − Property taxes: −$425
• − Insurance: −$420
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,441
• Taxable income: $6,506
• Est. tax owed @ 24.0%: −$1,561
• After-tax cash flow: $5,943/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 17,180

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: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -29.07%
• Current HPI: 236.2537
• 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

-13.9% since first listed

15 events — show timeline

• 2026-06-18 Price Changed $83,900 VMLS
• 2026-05-27 Price Changed $84,900 VMLS
• 2026-05-09 Listed $89,900 VMLS
• 2026-01-30 Sold (MLS) $68,000 VMLS
• 2026-01-29 Pending — VMLS
• 2025-12-30 Price Changed $71,500 VMLS
• 2025-12-20 Price Changed $73,500 VMLS
• 2025-12-12 Price Changed $75,500 VMLS
• 2025-12-06 Price Changed $77,500 VMLS
• 2025-11-19 Price Changed $79,500 VMLS
• 2025-11-13 Price Changed $82,500 VMLS
• 2025-10-27 Price Changed $85,900 VMLS
• 2025-10-13 Price Changed $89,900 VMLS
• 2025-10-06 Price Changed $92,500 VMLS
• 2025-10-03 Listed $97,500 VMLS

Property tax history

+2.3%/yr

Latest (2025): $425 · +0.0% YoY. Source: county tax records.