1701 2nd Ave N · Pell City, AL 35125

$165,000

3 bd · 2.0 ba · 1,374 sqft · SingleFamily public records · 50 Days on market

Built 1945 9,147 sqft lot Est $154k · 7% over

---

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 +16.7/30.0
• DSCR +5.2/10.0
• ARV discount +4.3/15.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in downtown Pell City. This home is close to everything Pell City has to offer. Situated on a corner lot within a block of the municipal buildings. Come put your special touch on this home. Home features some hardwood floors and has a large front porch that will be perfect for that first cup of coffee in the mornings.

Key facts

• Spacious side porch
• Storage building
• Central location

Tags

• OPEN LIVING AND DINING AREA
• UPDATED FLOORING
• LARGE COVERED FRONT PORCH
• SPACIOUS SIDE PORCH
• STORAGE BUILDING
• CENTRAL LOCATION

Property features AI

Finance

• Financial info: Garbage fee $45 monthly; Has down payment assistance
• HOA & community: Fire fee included; Library fee included; Monthly garbage fee

Exterior

• Parking: Main level parking; One carport space
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet service available
• Home design: Single-story layout (all listed rooms on main level); Existing construction; Facing direction not specified
• Construction: Hardiplank siding; Crawl space foundation
• Exterior features: Storage building; No pool; No patio; No deck; No garden/patio space indicated; Not waterfront

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric stove; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level; Walk-in closets
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Separate shower in at least one bathroom; Tub/shower combo in at least one bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $104 ($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 $135k (17.9% below list).
• Recommended offer: $135k (17.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.5% in Pell City — 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 69/100 on livability (#50 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Pell City (town): math 17% / reading 44% proficiency, ranked #67 of 129 in AL (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Iola Roberts Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 388 students, 78% FRL); Williams Intermediate School (math 18% / reading 42%, grade F, #121 of 257 statewide, top 50%, 632 students, 66% FRL); Pell City High School (math 17% / reading 21%, grade F, #181 of 305 statewide, top 60%, 1,171 students, 55% FRL) — zoned schools average 67% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 65 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 557 units permitted in St. Clair 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 $5k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $31k; list at $165k implies a 432% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,390 (17.9% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 0.82% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $153,888
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1918 3rd Ave S	0.36mi	3/2.0	1,453 (+6%)	3mo	$194,900	$134	71
119 17th St N	0.04mi	2/2.0 (-1)	1,334 (-3%)	23mo	$149,900	$112	70
1808 2nd Ave N	0.09mi	3/2.0	1,524 (+11%)	12mo	$253,500	$166	67
1010 1st Pl S	0.44mi	3/2.0	1,254 (-9%)	1mo	$195,600	$156	64
110 21st St	0.28mi	3/2.0	1,437 (+5%)	23mo	$115,000	$80	60
504 N 26th St	0.65mi	3/2.0	1,501 (+9%)	1mo	$149,900	$100	54
2414 4th Ave N	0.53mi	2/1.0 (-1)	1,252 (-9%)	8mo	$69,000	$55	45
407 26th St N	0.57mi	2/2.0 (-1)	1,568 (+14%)	23mo	$150,000	$96	26

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-20,231
• Equity at exit: $24,602

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-9,480
• Equity at exit: $14,266

Cash invested: $46,200 (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 35125

• Home prices YoY: -22.0%
• Active inventory: 65
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,354 high
• Mortgage (P&I): −$865
• Tax from tax record: −$32 /mo · $385/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $104

Break-even live

Break-even rent $1,223

Max offer price $165,000

Occupancy floor 87%

Sensitivity live

Price	-10% $197	-5% $150	+0% $104	+5% $57	+10% $10
Rent	-10% $-3	-5% $50	+0% $104	+5% $157	+10% $210
Rate	-1.0pp $187	-0.5pp $145	base $104	+0.5pp $61	+1.0pp $17

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1919 2nd Ave N Pell City, AL	2.0	1.5	1400	$1,350	$0.96	13d	1	0.20mi
1917 2nd Ave N Pell City, AL	2.0	1.5	1400	$1,350	$0.96	13d	1	0.20mi
2000 3rd Ave S Pell City, AL	2.0	1.0	1158	$1,190	$1.03	25d	1	0.36mi
713 21st St N Unit A Pell City, AL	2.0	2.0	1200	$985	$0.82	4d	1	0.65mi
1103 23rd St N Pell City, AL	1.0–3.0	1.0–3.0	990	$1,445	$1.46	3d	11	0.91mi
281 Woodland Trl Pell City, AL	4.0	2.0	1494	$1,749	$1.17	21d	1	0.94mi
570 Woodland Crest Rd Pell City, AL	3.0	2.0	1200	$1,566	$1.30	21d	1	0.98mi
311 7th Ct N Pell City, AL	2.0	2.0	960	$1,155	$1.20	25d	1	1.04mi
490 Woodland Crest Rd Pell City, AL	4.0	2.0	1661	$1,870	$1.13	13d	1	1.06mi

Listing history 21 events

1. 2026-06-22
   remarks 659-char remark
2. 2026-06-22
   statusdays on market $165,000 Active 50 DOM
3. 2026-06-18
   days on market $165,000 Contingent 47 DOM
4. 2026-06-17
   days on market $165,000 Contingent 46 DOM
5. 2026-06-16
   days on market $165,000 Contingent 45 DOM
6. 2026-06-15
   days on market $165,000 Contingent 44 DOM
7. 2026-06-13
   days on market $165,000 Contingent 42 DOM
8. 2026-06-10
   days on market $165,000 Contingent 39 DOM
9. 2026-06-09
   days on market $165,000 Contingent 38 DOM
10. 2026-06-08
    days on market $165,000 Contingent 37 DOM
11. 2026-06-07
    days on market $165,000 Contingent 36 DOM
12. 2026-06-05
    days on market $165,000 Contingent 33 DOM
13. 2026-06-03
    days on market $165,000 Contingent 32 DOM
14. 2026-06-02
    days on market $165,000 Contingent 31 DOM
15. 2026-06-01
    days on market $165,000 Contingent 30 DOM
16. 2026-05-31
    days on market $165,000 Contingent 29 DOM
17. 2026-05-13
    historical Contingent
18. 2026-05-02
    listed $165,000 Active
19. 2019-05-22
    soldstatus $31,000 Sold 327-char remark

    Show marketing remark (327 chars)

    Located in downtown Pell City. This home is close to everything Pell City has to offer. Situated on a corner lot within a block of the municipal buildings. Come put your special touch on this home. Home features some hardwood floors and has a large front porch that will be perfect for that first cup of coffee in the mornings.

20. 2019-04-27
    historical 327-char remark

    Show marketing remark (327 chars)

    Located in downtown Pell City. This home is close to everything Pell City has to offer. Situated on a corner lot within a block of the municipal buildings. Come put your special touch on this home. Home features some hardwood floors and has a large front porch that will be perfect for that first cup of coffee in the mornings.

21. 2019-04-22
    listed $31,000 Active 327-char remark

    Show marketing remark (327 chars)

    Located in downtown Pell City. This home is close to everything Pell City has to offer. Situated on a corner lot within a block of the municipal buildings. Come put your special touch on this home. Home features some hardwood floors and has a large front porch that will be perfect for that first cup of coffee in the mornings.

ⓘ 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: $385 · $32/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$292/yr (+$24/mo · 75.9%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,247
• − Mortgage interest: −$9,243
• − Property taxes: −$385
• − Insurance: −$825
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$4,800
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $1,627/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: Pell City
• NCES district ID: 0102650
• Math proficiency: 17% ▼ -30.00%
• Reading proficiency: 44% ▼ -4.00%
• Median HH income: $45,051
• Composite: 26.04/100
• National rank: #7303
• State rank: #67 of 129 in AL

Livability — Pell City

• Score: 69/100
• State rank: #50
• US rank: #8246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pell City, AL
• City population: 10,546
• Population (ZIP): 10,969

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 9% Two or more races 5% Hispanic / Latino 3% Pacific Islander 1% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.53%
• Current HPI: 182.9461
• 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

+432.3% since first listed

5 events — show timeline

• 2026-05-13 Contingent — Greater Alabama MLS
• 2026-05-02 Listed $165,000 Greater Alabama MLS
• 2019-05-22 Sold (MLS) $31,000 Greater Alabama MLS
• 2019-04-27 Delisted — Greater Alabama MLS
• 2019-04-22 Listed $31,000 Greater Alabama MLS

Property tax history

+5.8%/yr

Latest (2025): $385 · +0.0% YoY. Source: county tax records.