5825 Bluff Rd · New Union, AL 35956

$149,000

3 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 119 Days on market

Built 1953 1.00 ac lot $103/sqft · 16% above area Est $155k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Cash flow +8.1/30.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

Are you looking to be on the outside of city limits? Check out this 3 bedroom, 1 bath with TONS of extra space in the partially finished basement! Property sits on approximately 1 acre. With some TLC this home would be a great investment, sold AS IS.

Key facts

• 1 acre lot
• Listed 118 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $123k (17.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $96k (35.3% below list).
• Recommended offer: $96k (35.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#147 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Etowah County (suburban): math 21% / reading 52% proficiency, ranked #36 of 129 in AL (top 28%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West End Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 390 students, 78% FRL); West End High School (math 2% / reading 27%, grade F, #216 of 305 statewide, top 72%, 370 students, 75% FRL) — zoned schools average 76% FRL vs 41% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $109k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,358 (35.3% 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 119 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.20%
• DSCR: 0.81
• GRM: 12.9

CMA / ARV

• ARV (median comp): $155,078
• List price: $149,000
• Delta: -3.92%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $71,782
• Equity at exit: $134,231

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $218,584
• Equity at exit: $289,474

Cash invested: $41,720 (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 35956

• Home prices YoY: 4.5%
• Active inventory: 73
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$64 /mo · $767/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $-146

Break-even live

Break-even rent $1,149

Max offer price $123,186

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-104	+0% $-146	+5% $-188	+10% $-230
Rent	-10% $-222	-5% $-184	+0% $-146	+5% $-108	+10% $-70
Rate	-1.0pp $-71	-0.5pp $-108	base $-146	+0.5pp $-185	+1.0pp $-224

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-10
   days on market $149,000 Active 119 DOM
2. 2026-06-09
   days on market $149,000 Active 118 DOM
3. 2026-06-08
   days on market $149,000 Active 117 DOM
4. 2026-06-07
   days on market $149,000 Active 116 DOM
5. 2026-06-05
   days on market $149,000 Active 113 DOM
6. 2026-06-03
   days on market $149,000 Active 112 DOM
7. 2026-06-02
   days on market $149,000 Active 111 DOM
8. 2026-06-01
   days on market $149,000 Active 110 DOM
9. 2026-05-31
   days on market $149,000 Active 109 DOM
10. 2026-05-30
    days on market $149,000 Active 108 DOM
11. 2026-03-29
    price $149,000 250-char remark

    Show marketing remark (250 chars)

    Are you looking to be on the outside of city limits? Check out this 3 bedroom, 1 bath with TONS of extra space in the partially finished basement! Property sits on approximately 1 acre. With some TLC this home would be a great investment, sold AS IS.

12. 2026-03-10
    price $154,900 250-char remark

    Show marketing remark (250 chars)

    Are you looking to be on the outside of city limits? Check out this 3 bedroom, 1 bath with TONS of extra space in the partially finished basement! Property sits on approximately 1 acre. With some TLC this home would be a great investment, sold AS IS.

13. 2026-02-11
    listed $159,900 Active 250-char remark

    Show marketing remark (250 chars)

    Are you looking to be on the outside of city limits? Check out this 3 bedroom, 1 bath with TONS of extra space in the partially finished basement! Property sits on approximately 1 acre. With some TLC this home would be a great investment, sold AS IS.

14. 2024-05-01
    soldstatus $108,990 Sold 265-char remark

    Show marketing remark (265 chars)

    3 bd 1 bth nice remodel. Full basement Partially finished, with walk out basement. Basement has several rooms and heat and air. All on 1 +- acre. Updated Kitchen. Peaceful country sitting, with some nice views. and easy access to Boaz downtown. Selling as-is

15. 2024-04-01
    historical Contingent 265-char remark

    Show marketing remark (265 chars)

    3 bd 1 bth nice remodel. Full basement Partially finished, with walk out basement. Basement has several rooms and heat and air. All on 1 +- acre. Updated Kitchen. Peaceful country sitting, with some nice views. and easy access to Boaz downtown. Selling as-is

16. 2024-04-01
    listed $112,000 Active 265-char remark

    Show marketing remark (265 chars)

    3 bd 1 bth nice remodel. Full basement Partially finished, with walk out basement. Basement has several rooms and heat and air. All on 1 +- acre. Updated Kitchen. Peaceful country sitting, with some nice views. and easy access to Boaz downtown. Selling as-is

17. 2018-10-31
    soldstatus $47,700
18. 2018-08-20
    listed $54,900

ⓘ 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: $767 · $64/mo
• Projected year-2 tax: $767 · $64/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $11,563
• − Mortgage interest: −$8,346
• − Property taxes: −$767
• − Insurance: −$745
• − Repairs & maintenance: −$925
• − Management: −$925
• − Depreciation: −$4,335
• Taxable loss: −$4,480
• Est. tax savings @ 24.0%: +$1,075
• After-tax cash flow: $-678/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: Etowah County
• NCES district ID: 0101380
• Math proficiency: 21% ▼ -28.00%
• Reading proficiency: 52% ▼ -1.00%
• Median HH income: $46,403
• Composite: 31.12/100
• National rank: #6062
• State rank: #36 of 129 in AL

Livability — New Union

• Score: 64/100
• State rank: #147
• US rank: #13705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Union, AL
• Population (ZIP): 8,381

Population outlook (Etowah County) Hauer SSP2

• Today (2025): 100,500 people
• By 2030: 98,488 · -2.0%
• By 2040: 93,731 · -6.7%
• By 2050: 88,681 · -11.8%
• By 2075: 76,746 · -23.6%
• By 2100: 65,373 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Etowah

• 2024 margin: Solid R (+55.7) · D 21.8% · R 77.5%
• 2008→2024 swing: -17.5pp toward R · 2008: -38.2pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+50.2 2016: R+50.1 2012: R+38.4 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.87%
• Current HPI: 299.2131
• 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

+171.4% since first listed

8 events — show timeline

• 2026-03-29 Price Changed $149,000 VMLS
• 2026-03-10 Price Changed $154,900 VMLS
• 2026-02-11 Listed $159,900 VMLS
• 2024-05-01 Sold (MLS) $108,990 VMLS
• 2024-04-01 Contingent — VMLS
• 2024-04-01 Listed $112,000 VMLS
• 2018-10-31 Sold (MLS) $47,700 VMLS
• 2018-08-20 Listed $54,900 VMLS

Property tax history

+15.9%/yr

Latest (2025): $767 · +196.7% YoY. Source: county tax records.