216 Gilham Rd · Roanoke, AL 36274

$122,000

3 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 12 Days on market

Built 1965 0.38 ac lot $87/sqft · 16% below area Est $145k · 16% 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 +20.2/30.0
• ARV discount +14.6/15.0
• DSCR +6.4/10.0
• 1% rule +4.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming Fixer-Upper with Great Potential in Roanoke Opportunity awaits at 216 Gilham Road in Roanoke, Alabama! This classic 1965 home is full of character and ready for a new owner to bring it back to life. With approximately 1,400 square feet of living space, this property offers a solid foundation and a layout that’s perfect for customization. Inside, you’ll find original features that add charm and personality, along with a cozy living area and functional floor plan. With a little TLC, this home can be transformed into a comfortable residence, rental property, or investment opportunity. The exterior showcases a combination of brick and wood, set on a peaceful lot that provid

Key facts

• Peaceful lot
• Original features
• Cozy living area

Tags

• ORIGINAL FEATURES
• COZY LIVING AREA
• FUNCTIONAL FLOOR PLAN
• COMBINATION OF BRICK AND WOOD
• PEACEFUL LOT

Property features AI

Finance

• Other: Monthly garbage fee ($21)
• Financial info: Down payment assistance available
• HOA & community: No association fee

Exterior

• Parking: Driveway parking; One carport space
• Utilities: Public water; Connected sewer; Electric water heater; Internet service available (TEC)
• Home design: 4-side brick construction; Existing (previously built) home; Crawl space foundation
• Construction: 4-side brick exterior; Crawl space foundation
• Exterior features: Porch; City view

Interior

• Kitchen: Laminate countertops; Dishwasher (built-in), electric oven, refrigerator; Second kitchen on main level
• Bedrooms: Multiple bedrooms on main level
• Flooring: Carpet; Hardwood; Subflooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Smooth ceilings; One masonry wood-burning fireplace in the living room; Pull-down attic; Has laundry
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/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 $110k (10.1% below list).
• Recommended offer: $110k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 2.5% in Roanoke — 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 56/100 on livability (#405 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Roanoke City (town): math 16% / reading 41% proficiency, ranked #78 of 129 in AL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Knight Enloe Elementary School (math 37% / reading 52%, grade F, #171 of 627 statewide, top 31%, 487 students, 54% FRL); Handley High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 457 students, 52% FRL).
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Randolph County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 43% 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 $109,699 (10.1% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 0.90% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 9.3

CMA / ARV

• ARV (median comp): $144,789
• List price: $122,000
• Delta: -15.74%
• 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
175 Rock Mills Rd	0.33mi	3/2.0	1,474 (+5%)	16mo	$60,000	$41	59
269 Longshore St	0.64mi	2/2.0 (-1)	1,288 (-8%)	4mo	$100,000	$78	45
781 Rock Mills Rd	0.61mi	3/1.0	1,563 (+12%)	11mo	$137,500	$88	43
231 College St	0.57mi	3/2.0	1,192 (-15%)	8mo	$160,000	$134	38

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-10,046
• Equity at exit: $18,191

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,597
• Equity at exit: $10,548

Cash invested: $34,160 (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 36274

• Home prices YoY: -7.9%
• Active inventory: 78
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,097 medium
• Mortgage (P&I): −$640
• Tax from tax record: −$22 /mo · $268/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $154

Break-even live

Break-even rent $902

Max offer price $122,000

Occupancy floor 81%

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-09
   status Pending 1013-char remark
2. 2026-04-27
   listed $122,000 Active 1013-char remark
3. 2021-04-01
   soldstatus $115,000
4. 2019-10-10
   soldstatus $75,000

ⓘ 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: $268 · $22/mo
• Projected year-2 tax: $500 · $42/mo
• Expected delta: +$232/yr (+$19/mo · 86.6%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 43% 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: $13,164
• − Mortgage interest: −$6,834
• − Property taxes: −$268
• − Insurance: −$610
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,549
• Taxable loss: −$203
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,893/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: Roanoke City
• NCES district ID: 0102850
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 41% ▲ 6.00%
• Median HH income: $34,287
• Composite: 23.36/100
• National rank: #7906
• State rank: #78 of 129 in AL

Livability — Roanoke

• Score: 56/100
• State rank: #405
• US rank: #22530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roanoke, AL
• Population (ZIP): 9,827

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,095 people
• By 2030: 21,500 · -2.7%
• By 2040: 20,042 · -9.3%
• By 2050: 18,428 · -16.6%
• By 2075: 14,828 · -32.9%
• By 2100: 11,511 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+64.8) · D 17.3% · R 82.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+58.6 2016: R+53.4 2012: R+39.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.15%
• Current HPI: 188.5223
• 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

+62.7% since first listed

4 events — show timeline

• 2026-05-09 Pending — Greater Alabama MLS
• 2026-04-27 Listed $122,000 Greater Alabama MLS
• 2021-04-01 Sold (Public Records) $115,000 Public Records
• 2019-10-10 Sold (Public Records) $75,000 Public Records

Property tax history

-6.6%/yr

Latest (2023): $268 · +9.4% YoY. Source: county tax records.