1413 2nd St NE · Arab, AL 35016

$190,000

3 bd · 1.5 ba · 1,225 sqft · SingleFamily public records · 50 Days on market

Built 1968 0.38 ac lot $155/sqft · 9% below area Est $219k · 13% under

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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).

• ARV discount +13.4/15.0
• Cash flow +8.6/30.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled brick rancher in Arab City School district. Seller is a licensed Realtor/Broker

Key facts

• Covered front porch
• Remodeled
• Close to schools

Tags

• REMODELED
• MOVE IN READY
• FENCED BACK YARD
• COVERED FRONT PORCH
• CLOSE TO SCHOOLS
• CLOSE TO PARK

Property features AI

Finance

• Other: Lot dimensions approximately 90 x 185; Property type: Residential; Property subtype: Single Family Residence; Living area listed as 1,287 square feet
• HOA & community: No homeowners association; Subdivision: Arab Development Company

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Built in 1968; Brick construction
• Construction: Brick exterior; Built in 1968
• Exterior features: Concrete driveway; Park nearby; Near golf course

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space foundation; Seven total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (36.5% below list).
• Recommended offer: $121k (36.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.2% in Arab — 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 (#149 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D, amenities F.
• Arab City (rural): math 47% / reading 64% proficiency, ranked #9 of 129 in AL (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Arab Elementary School (math 59% / reading 73%, grade B+, #36 of 627 statewide, top 6%, 580 students, 52% FRL); Arab Junior High School (math 39% / reading 61%, grade C, #25 of 257 statewide, top 10%, 592 students, 51% FRL); Arab High School (math 37% / reading 47%, grade F, #28 of 305 statewide, top 10%, 779 students, 40% FRL) — zoned schools average 47% FRL vs 29% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 180 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 163 units permitted in Marshall 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,634 (36.5% 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 50 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 13.1

CMA / ARV

• ARV (median comp): $218,890
• List price: $190,000
• Delta: -13.20%
• 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
212 Golfview Dr	0.10mi	3/2.0	1,330 (+9%)	16mo	$199,000	$150	66
204 10th Ave	0.67mi	3/1.0	1,312 (+7%)	11mo	$201,000	$153	46

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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-41,324
• Equity at exit: $28,330

10-year hold

• IRR: -17.0%
• Equity multiple: 0.06×
• Total profit: $-49,834
• Equity at exit: $16,428

Cash invested: $53,200 (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 35016

• Home prices YoY: -28.0%
• Active inventory: 180
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,206 high
• Mortgage (P&I): −$996
• Tax from tax record: −$41 /mo · $495/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-164

Break-even live

Break-even rent $1,414

Max offer price $161,062

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-110	+0% $-164	+5% $-218	+10% $-271
Rent	-10% $-259	-5% $-211	+0% $-164	+5% $-116	+10% $-69
Rate	-1.0pp $-68	-0.5pp $-115	base $-164	+0.5pp $-213	+1.0pp $-263

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 12th Ave NE Arab, AL	3.0	2.0	1500	$1,500	$1.00	25d	1	0.32mi
1608 Old Huntsville Hwy Arab, AL	2.0	2.0	980	$1,195	$1.22	15d	1	0.33mi
1057 N Main St Unit 11 Arab, AL	2.0	1.0	825	$775	$0.94	15d	1	0.56mi
543 7th Ave NW Arab, AL	2.0	1.0	1126	$1,050	$0.93	23d	1	1.12mi
471 4th St NW Unit 5 Arab, AL	2.0	1.0	780	$775	$0.99	45d	1	1.30mi
500 4th St NE Arab, AL	4.0	2.0	1219	$1,350	$1.11	13d	1	1.41mi
353 4th Ave NW Arab, AL	3.0	1.0	1092	$1,250	$1.14	4d	1	1.44mi

Listing history 32 events

1. 2026-06-21
   days on market $190,000 Active 50 DOM
2. 2026-06-19
   days on market $190,000 Active 48 DOM
3. 2026-06-18
   days on market $190,000 Active 47 DOM
4. 2026-06-17
   days on market $190,000 Active 46 DOM
5. 2026-06-16
   days on market $190,000 Active 45 DOM
6. 2026-06-15
   days on market $190,000 Active 44 DOM
7. 2026-06-14
   days on market $190,000 Active 42 DOM
8. 2026-06-12
   days on market $190,000 Active 41 DOM
9. 2026-06-09
   days on market $190,000 Active 38 DOM
10. 2026-06-08
    days on market $190,000 Active 37 DOM
11. 2026-06-07
    days on market $190,000 Active 36 DOM
12. 2026-06-04
    days on market $190,000 Active 32 DOM
13. 2026-06-02
    days on market $190,000 Active 31 DOM
14. 2026-06-01
    days on market $190,000 Active 30 DOM
15. 2026-05-31
    days on market $190,000 Active 29 DOM
16. 2026-05-31
    days on market $190,000 Active 28 DOM
17. 2026-05-02
    listed $199,900 Active 386-char remark
18. 2023-03-17
    soldstatus $180,000 Sold 100-char remark

    Show marketing remark (100 chars)

    Completely remodeled brick rancher in Arab City School district. Seller is a licensed Realtor/Broker

19. 2023-03-17
    soldstatus $180,000

    Show marketing remark (100 chars)

    Completely remodeled brick rancher in Arab City School district. Seller is a licensed Realtor/Broker

20. 2023-02-24
    listed Contingent 100-char remark

    Show marketing remark (100 chars)

    Completely remodeled brick rancher in Arab City School district. Seller is a licensed Realtor/Broker

21. 2023-02-24
    listed $180,000 100-char remark

    Show marketing remark (100 chars)

    Completely remodeled brick rancher in Arab City School district. Seller is a licensed Realtor/Broker

22. 2022-12-09
    soldstatus $100,000 Sold

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

23. 2022-12-09
    soldstatus $100,000

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

24. 2022-11-02
    historical Contingent

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

25. 2022-11-01
    price $124,900

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

26. 2022-10-30
    status Active

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

27. 2022-10-19
    historical Contingent

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

28. 2022-10-14
    status Active

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

29. 2022-10-14
    price $129,900

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

30. 2022-09-17
    status Active

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

31. 2022-09-13
    historical Contingent

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

32. 2022-09-12
    listed $135,000 Active

    Show marketing remark (187 chars)

    Full brick rancher in Arab city limits. 3 bedroom 2 bath house with one car carport. Large flat lot in established neighborhood. Chain link fence in back yard for pets and garden space.

ⓘ 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: $495 · $41/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$284/yr (+$24/mo · 57.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $14,476
• − Mortgage interest: −$10,643
• − Property taxes: −$495
• − Insurance: −$950
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$5,527
• Taxable loss: −$5,456
• Est. tax savings @ 24.0%: +$1,309
• After-tax cash flow: $-656/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: Arab City
• NCES district ID: 0100100
• Math proficiency: 47% ▼ -25.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $42,728
• Composite: 46.58/100
• National rank: #2422
• State rank: #9 of 129 in AL

Livability — Arab

• Score: 64/100
• State rank: #149
• US rank: #13733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arab, AL
• City population: 17,435
• Population (ZIP): 17,435

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.17%
• Current HPI: 180.2225
• 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

+40.7% since first listed

17 events — show timeline

• 2026-05-23 Price Changed $190,000 VMLS
• 2026-05-02 Listed $199,900 VMLS
• 2023-03-17 Sold (Public Records) $180,000 Public Records
• 2023-03-17 Sold (MLS) $180,000 VMLS
• 2023-02-24 Listed — VMLS
• 2023-02-24 Listed $180,000 VMLS
• 2022-12-09 Sold (Public Records) $100,000 Public Records
• 2022-12-09 Sold (MLS) $100,000 VMLS
• 2022-11-02 Contingent — VMLS
• 2022-11-01 Price Changed $124,900 VMLS
• 2022-10-30 Relisted — VMLS
• 2022-10-19 Contingent — VMLS
• 2022-10-14 Relisted — VMLS
• 2022-10-14 Price Changed $129,900 VMLS
• 2022-09-17 Relisted — VMLS
• 2022-09-13 Contingent — VMLS
• 2022-09-12 Listed $135,000 VMLS

Property tax history

-2.3%/yr

Latest (2025): $495 · +7.8% YoY. Source: county tax records.