310 Hodges St · Scottsboro, AL 35768

$150,000

3 bd · 1.0 ba · 1,558 sqft · SingleFamily public records · 108 Days on market

Built 1964 0.98 ac lot $96/sqft · 21% below area Est $189k · 21% 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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor or developer opportunity! Zoned R-3 allowing for duplexes or greater density development. This is a large .98 ac parcel in town close to the medical district, the square, and just a few minute drive to anywhere in town. The property has road frontage from three different streets allowing for many development opportunities. Beech St= 59.9', Hodges St= 180.5, Tom Hodges Lane= 250.1'. 'The survey is available in the documents. If you are a handyman, then this house might be a good option for you. Great bones and ready for you to put your touches on it. New sewer line has been run.

Key facts

• Large parcel
• Road frontage
• Zoned r-3

Tags

• ZONED R-3
• LARGE PARCEL
• ROAD FRONTAGE
• NEW SEWER LINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/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 $148k (1.5% below list).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.3% in Scottsboro — 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 74/100 on livability (#21 in AL, #4,752 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: schools C-, employment D+, amenities D-.
• Scottsboro City (town): math 27% / reading 54% proficiency, ranked #27 of 129 in AL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 46 units permitted in Jackson 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 $4k of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.99% ✗
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.5

CMA / ARV

• ARV (median comp): $189,479
• List price: $150,000
• Delta: -20.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Magnolia Ln	0.22mi	3/2.0	1,464 (-6%)	4mo	$150,000	$102	72
516 Cedar Hill Dr	0.18mi	3/2.0	1,494 (-4%)	18mo	$179,900	$120	66
522 S Scott St	0.47mi	3/1.5	1,653 (+6%)	1mo	$165,000	$100	65
112 W Cherry St	0.32mi	3/2.0	1,700 (+9%)	4mo	$237,000	$139	62
806 South Houston	0.28mi	2/1.0 (-1)	1,388 (-11%)	3mo	$189,000	$136	61
204 Cherry St W	0.29mi	2/1.5 (-1)	1,670 (+7%)	9mo	$130,000	$78	60
405 Martin St	0.62mi	3/1.0	1,472 (-6%)	4mo	$45,000	$31	59
705 Adams St	0.75mi	3/2.0	1,643 (+6%)	2mo	$255,000	$155	50
108 W Hayes St	0.69mi	2/2.0 (-1)	1,548 (-1%)	16mo	$202,500	$131	45
507 S Kyle St	0.73mi	3/2.0	1,752 (+12%)	8mo	$172,500	$98	35
304 E Charlotte Ave	0.52mi	3/2.0	1,783 (+14%)	16mo	$214,000	$120	34
602 S Scott St	0.49mi	2/2.0 (-1)	1,338 (-14%)	16mo	$165,000	$123	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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,399
• Equity at exit: $22,365

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $8,765
• Equity at exit: $12,969

Cash invested: $42,000 (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 35768

• Home prices YoY: -16.1%
• Active inventory: 78
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $219

Break-even live

Break-even rent $1,201

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $304	-5% $261	+0% $219	+5% $176	+10% $134
Rent	-10% $102	-5% $160	+0% $219	+5% $277	+10% $336
Rate	-1.0pp $294	-0.5pp $257	base $219	+0.5pp $180	+1.0pp $140

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Meadow St Unit B Scottsboro, AL	3.0	2.0	1100	$1,350	$1.23	14d	1	0.46mi
314 Beverly St Scottsboro, AL	3.0	2.0	1247	$1,550	$1.24	14d	1	0.76mi
902 Sisk St Scottsboro, AL	4.0	2.0	1400	$1,600	$1.14	14d	1	0.90mi

Listing history 17 events

1. 2026-06-19
   days on market $150,000 Active 108 DOM
2. 2026-06-18
   days on market $150,000 Active 107 DOM
3. 2026-06-17
   days on market $150,000 Active 106 DOM
4. 2026-06-16
   days on market $150,000 Active 105 DOM
5. 2026-06-15
   days on market $150,000 Active 104 DOM
6. 2026-06-14
   days on market $150,000 Active 102 DOM
7. 2026-06-12
   days on market $150,000 Active 101 DOM
8. 2026-06-09
   days on market $150,000 Active 98 DOM
9. 2026-06-08
   days on market $150,000 Active 97 DOM
10. 2026-06-07
    days on market $150,000 Active 96 DOM
11. 2026-06-07
    days on market $150,000 Active 95 DOM
12. 2026-06-04
    days on market $150,000 Active 92 DOM
13. 2026-06-02
    days on market $150,000 Active 91 DOM
14. 2026-06-01
    days on market $150,000 Active 90 DOM
15. 2026-05-31
    days on market $150,000 Active 89 DOM
16. 2026-05-31
    days on market $150,000 Active 88 DOM
17. 2026-03-03
    listed $150,000 Active 593-char remark

    Show marketing remark (593 chars)

    Investor or developer opportunity! Zoned R-3 allowing for duplexes or greater density development. This is a large .98 ac parcel in town close to the medical district, the square, and just a few minute drive to anywhere in town. The property has road frontage from three different streets allowing for many development opportunities. Beech St= 59.9', Hodges St= 180.5, Tom Hodges Lane= 250.1'. 'The survey is available in the documents. If you are a handyman, then this house might be a good option for you. Great bones and ready for you to put your touches on it. New sewer line has been run.

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,197 · $100/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 ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,738
• − Mortgage interest: −$8,402
• − Property taxes: −$1,197
• − Insurance: −$750
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,364
• Taxable income: $187
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $2,582/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: Scottsboro City
• NCES district ID: 0102940
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $38,210
• Composite: 33.67/100
• National rank: #5388
• State rank: #27 of 129 in AL

Livability — Scottsboro

• Score: 74/100
• State rank: #21
• US rank: #4752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsboro, AL
• Population (ZIP): 12,394

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.15%
• Current HPI: 193.1223
• 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

• 2026-03-03 Listed $150,000 VMLS

Property tax history

+9.3%/yr

Latest (2025): $1,197 · +6.9% YoY. Source: county tax records.