884 Rose St · Rogersville, AL 35652

$179,900

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 35 Days on market

Built 1962 0.56 ac lot $134/sqft · 22% below area Est $230k · 22% under

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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).

• Cash flow +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming updated 2BR/1BA home with detached workshop! This cute and cozy gem features new flooring, new kitchen cabinets, updated bathroom cabinetry, and a brand-new roof with gutters. The kitchen shines with new stainless steel appliances, and the bright, inviting interior offers a functional layout for easy living. Enjoy relaxing on the nice covered deck, plus a spacious detached workshop—perfect for hobbies, storage, or a home business. Ideal for first-time buyers, downsizers, or investors! Move in Ready

Key facts

• Brand new roof
• New flooring
• Detached workshop

Tags

• DETACHED WORKSHOP
• NEW FLOORING
• NEW KITCHEN CABINETS
• UPDATED BATHROOM CABINETRY
• BRAND NEW ROOF
• NEW STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 2.4% in Rogersville — 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 64/100 on livability (#153 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, employment D+, amenities F.
• Lauderdale County (rural): math 19% / reading 46% proficiency, ranked #53 of 129 in AL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 164 units permitted in Lauderdale County in 2024 (72 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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1962 — 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. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $229,658
• List price: $179,900
• Delta: -21.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1163 Rose St	0.26mi	3/2.0 (+1)	1,324 (-2%)	6mo	$254,900	$193	72
40 Francis Ct	0.17mi	3/2.0 (+1)	1,220 (-9%)	13mo	$190,000	$156	57
1478 Rose St	0.55mi	3/2.0 (+1)	1,431 (+6%)	2mo	$197,000	$138	53
111 Greer Dr	0.74mi	3/2.0 (+1)	1,525 (+14%)	2mo	$236,000	$155	32

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,628
• Equity at exit: $26,824

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,480
• Equity at exit: $15,554

Cash invested: $50,372 (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 35652

• Home prices YoY: -10.0%
• Active inventory: 109
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $291

Break-even live

Break-even rent $1,431

Max offer price $179,900

Occupancy floor 79%

Sensitivity live

Price	-10% $393	-5% $342	+0% $291	+5% $241	+10% $190
Rent	-10% $149	-5% $220	+0% $291	+5% $363	+10% $434
Rate	-1.0pp $382	-0.5pp $337	base $291	+0.5pp $245	+1.0pp $197

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Rose St Rogersville, AL	3.0	2.0	1800	$1,800	$1.00	24d	1	0.36mi

Listing history 1 events

1. 2026-04-16
   listed $179,900 Active 518-char remark

   Show marketing remark (518 chars)

   Charming updated 2BR/1BA home with detached workshop! This cute and cozy gem features new flooring, new kitchen cabinets, updated bathroom cabinetry, and a brand-new roof with gutters. The kitchen shines with new stainless steel appliances, and the bright, inviting interior offers a functional layout for easy living. Enjoy relaxing on the nice covered deck, plus a spacious detached workshop—perfect for hobbies, storage, or a home business. Ideal for first-time buyers, downsizers, or investors! Move in Ready

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,346 · $112/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $21,600
• − Mortgage interest: −$10,077
• − Property taxes: −$1,346
• − Insurance: −$900
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,233
• Taxable income: $588
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $3,357/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: Lauderdale County
• NCES district ID: 0102010
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $47,501
• Composite: 27.93/100
• National rank: #6863
• State rank: #53 of 129 in AL

Livability — Rogersville

• Score: 64/100
• State rank: #153
• US rank: #13925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rogersville, AL
• Population (ZIP): 9,251

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 93,386 people
• By 2030: 93,634 · +0.3%
• By 2040: 93,114 · -0.3%
• By 2050: 91,586 · -1.9%
• By 2075: 88,667 · -5.1%
• By 2100: 81,098 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+51.5) · D 23.8% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.2pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.7 2016: R+46.0 2012: R+30.9 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.05%
• Current HPI: 208.0064
• 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

1 event — show timeline

• 2026-04-16 Listed $179,900 SAARMLS

Property tax history

+5.4%/yr

Latest (2025): $1,346 · +6.7% YoY. Source: county tax records.