1010 Fairview Aly · Gadsden, AL 35904

$95,000

4 bd · 1.0 ba · 1,386 sqft · SingleFamily public records · 123 Days on market

Built 1940 6,098 sqft lot $69/sqft · 22% below area Est $122k · 22% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

FHA! This charming 4 bedroom, 1 bathroom home at 1010 Fairview Aly offers several major updates recently completed, including a new roof, new windows, new siding, and beautifully refinished hardwood floor. Many of the big-ticket exterior and cosmetic items have been taken care of, making this a great option for a homeowner looking to personalize or an investor seeking an opportunity.

Key facts

• New siding
• Convenient location
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• REFINISHED HARDWOOD FLOOR
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 84 active listings in the ZIP; 119 units permitted in Etowah County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Etowah County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.
• Current owner paid $10k; list at $95k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
6. 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.
7. 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.
8. 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: 1.29% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.34%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

• ARV (median comp): $121,997
• List price: $95,000
• Delta: -22.13%
• 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
2918 Hickory St	0.19mi	3/1.0 (-1)	1,410 (+2%)	13mo	$96,000	$68	72
1315 Colbert Ave	0.37mi	4/2.0	1,385 (-0%)	12mo	$115,000	$83	69
1109 Central Ave	0.18mi	3/1.0 (-1)	1,432 (+3%)	22mo	$140,000	$98	63
1613 Mount Zion Ave	0.40mi	3/2.0 (-1)	1,351 (-2%)	13mo	$134,900	$100	58

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: 10.0%
• Equity multiple: 1.39×
• Total profit: $10,465
• Equity at exit: $14,165

10-year hold

• IRR: 19.1%
• Equity multiple: 2.59×
• Total profit: $42,298
• Equity at exit: $8,214

Cash invested: $26,600 (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 35904

• Home prices YoY: -17.1%
• Active inventory: 84
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$23 /mo · $280/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $407

Break-even live

Break-even rent $710

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $95,000 Active 123 DOM
2. 2026-06-18
   days on market $95,000 Active 122 DOM
3. 2026-06-17
   days on market $95,000 Active 121 DOM
4. 2026-06-16
   days on market $95,000 Active 120 DOM
5. 2026-06-15
   days on market $95,000 Active 119 DOM
6. 2026-06-14
   days on market $95,000 Active 117 DOM
7. 2026-06-12
   days on market $95,000 Active 116 DOM
8. 2026-06-09
   days on market $95,000 Active 113 DOM
9. 2026-06-08
   days on market $95,000 Active 112 DOM
10. 2026-06-07
    days on market $95,000 Active 111 DOM
11. 2026-06-07
    days on market $95,000 Active 110 DOM
12. 2026-06-04
    days on market $95,000 Active 107 DOM
13. 2026-06-02
    days on market $95,000 Active 106 DOM
14. 2026-06-01
    days on market $95,000 Active 105 DOM
15. 2026-05-31
    days on market $95,000 Active 104 DOM
16. 2026-05-31
    days on market $95,000 Active 103 DOM
17. 2026-05-18
    status Active 388-char remark

    Show marketing remark (388 chars)

    FHA! This charming 4 bedroom, 1 bathroom home at 1010 Fairview Aly offers several major updates recently completed, including a new roof, new windows, new siding, and beautifully refinished hardwood floor. Many of the big-ticket exterior and cosmetic items have been taken care of, making this a great option for a homeowner looking to personalize or an investor seeking an opportunity.

18. 2026-05-16
    historical 388-char remark

    Show marketing remark (388 chars)

    FHA! This charming 4 bedroom, 1 bathroom home at 1010 Fairview Aly offers several major updates recently completed, including a new roof, new windows, new siding, and beautifully refinished hardwood floor. Many of the big-ticket exterior and cosmetic items have been taken care of, making this a great option for a homeowner looking to personalize or an investor seeking an opportunity.

19. 2026-03-23
    price $95,000 388-char remark

    Show marketing remark (388 chars)

    FHA! This charming 4 bedroom, 1 bathroom home at 1010 Fairview Aly offers several major updates recently completed, including a new roof, new windows, new siding, and beautifully refinished hardwood floor. Many of the big-ticket exterior and cosmetic items have been taken care of, making this a great option for a homeowner looking to personalize or an investor seeking an opportunity.

20. 2026-02-14
    listed $99,500 Active 388-char remark

    Show marketing remark (388 chars)

    FHA! This charming 4 bedroom, 1 bathroom home at 1010 Fairview Aly offers several major updates recently completed, including a new roof, new windows, new siding, and beautifully refinished hardwood floor. Many of the big-ticket exterior and cosmetic items have been taken care of, making this a great option for a homeowner looking to personalize or an investor seeking an opportunity.

21. 2012-05-01
    soldstatus $9,500 149-char remark

    Show marketing remark (149 chars)

    IVESTOR BARGAIN- 3 BED 1 BATH HOME NEED TLC. TAX SALE REO FORECLOSURE SELLER CAN GIVE CLEAR TITLE SQUARE FOOT TAKEN FROM TAX RECORDS BUYER TO VERIFY.

22. 2012-03-23
    listed $14,900 149-char remark

    Show marketing remark (149 chars)

    IVESTOR BARGAIN- 3 BED 1 BATH HOME NEED TLC. TAX SALE REO FORECLOSURE SELLER CAN GIVE CLEAR TITLE SQUARE FOOT TAKEN FROM TAX RECORDS BUYER TO VERIFY.

ⓘ 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: $280 · $23/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$109/yr (+$9/mo · 39.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,700
• − Mortgage interest: −$5,321
• − Property taxes: −$280
• − Insurance: −$475
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,764
• Taxable income: $3,508
• Est. tax owed @ 24.0%: −$842
• After-tax cash flow: $4,038/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 13,571

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 (77%)
• Race & ethnicity: White 77% Black 13% Hispanic / Latino 8% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Serbian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -44.06%
• Current HPI: 213.3981
• 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

+537.6% since first listed

6 events — show timeline

• 2026-05-18 Relisted — Greater Alabama MLS
• 2026-05-16 Delisted — Greater Alabama MLS
• 2026-03-23 Price Changed $95,000 Greater Alabama MLS
• 2026-02-14 Listed $99,500 Greater Alabama MLS
• 2012-05-01 Sold (MLS) $9,500 VMLS
• 2012-03-23 Listed $14,900 VMLS

Property tax history

+2.1%/yr

Latest (2025): $280 · +0.0% YoY. Source: county tax records.