34 Woodview Rd · Henagar, AL 35978

$109,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 97 Days on market

Built 1940 0.26 ac lot $90/sqft · 29% below area Est $155k · 29% 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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Appreciation +7.6/10.0
• 1% rule +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Check out this 3 bedroom 2 bathrooms with tiled showers. single story home, extra family room, separate laundry room, covered front and back porches. Metal roof and conveniently located close to the schools. Property is being sold As-Is

Key facts

• Metal roof
• Extra family room
• 0.26 acre lot

Tags

• EXTRA FAMILY ROOM
• SEPARATE LAUNDRY ROOM
• COVERED FRONT AND BACK PORCHES
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $209 ($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 $109k (1.2% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#121 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossville Middle School (math 8% / reading 20%, grade F, #209 of 257 statewide, top 82%, 790 students, 82% FRL) — zoned schools average 82% FRL vs 59% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 28% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: 24 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($760 loan paydown + $6k appreciation (5.2% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $27k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 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 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. 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?
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: 0.99% ✗
• Cap rate: 8.58%
• Cash-on-cash: 8.15%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

• ARV (median comp): $154,879
• List price: $109,900
• Delta: -29.04%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Biddle Ln	0.21mi	3/2.0	1,156 (-5%)	4mo	$186,000	$161	79
205 Rainbow Ave	0.37mi	2/1.5 (-1)	1,255 (+3%)	7mo	$153,000	$122	64
465 Longview Rd	0.36mi	3/1.0	1,345 (+11%)	3mo	$135,000	$100	59
532 Longview Rd	0.44mi	2/1.0 (-1)	1,120 (-8%)	2mo	$140,000	$125	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.30×
• Total profit: $39,864
• Equity at exit: $63,633

10-year hold

• IRR: 19.9%
• Equity multiple: 4.52×
• Total profit: $108,342
• Equity at exit: $110,957

Cash invested: $30,772 (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 35978

• Home prices YoY: 2.1%
• Active inventory: 24
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,086 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $209

Break-even live

Break-even rent $821

Max offer price $109,900

Occupancy floor 76%

Sensitivity live

Price	-10% $271	-5% $240	+0% $209	+5% $178	+10% $147
Rent	-10% $123	-5% $166	+0% $209	+5% $252	+10% $295
Rate	-1.0pp $264	-0.5pp $237	base $209	+0.5pp $181	+1.0pp $152

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-21
   days on market $109,900 Active 97 DOM
2. 2026-06-19
   days on market $109,900 Active 95 DOM
3. 2026-06-18
   days on market $109,900 Active 94 DOM
4. 2026-06-17
   days on market $109,900 Active 93 DOM
5. 2026-06-16
   days on market $109,900 Active 92 DOM
6. 2026-06-15
   days on market $109,900 Active 91 DOM
7. 2026-06-14
   days on market $109,900 Active 89 DOM
8. 2026-06-12
   days on market $109,900 Active 88 DOM
9. 2026-06-09
   days on market $109,900 Active 85 DOM
10. 2026-06-09
    price $109,900 Active 84 DOM
11. 2026-06-08
    days on market $119,900 Active 84 DOM
12. 2026-06-07
    days on market $119,900 Active 83 DOM
13. 2026-06-07
    days on market $119,900 Active 82 DOM
14. 2026-06-04
    days on market $119,900 Active 79 DOM
15. 2026-06-02
    days on market $119,900 Active 78 DOM
16. 2026-06-01
    days on market $119,900 Active 77 DOM
17. 2026-05-31
    days on market $119,900 Active 76 DOM
18. 2026-05-31
    days on market $119,900 Active 75 DOM
19. 2026-05-11
    price $119,900 236-char remark

    Show marketing remark (236 chars)

    Check out this 3 bedroom 2 bathrooms with tiled showers. single story home, extra family room, separate laundry room, covered front and back porches. Metal roof and conveniently located close to the schools. Property is being sold As-Is

20. 2026-03-16
    listed $136,750 Active 236-char remark

    Show marketing remark (236 chars)

    Check out this 3 bedroom 2 bathrooms with tiled showers. single story home, extra family room, separate laundry room, covered front and back porches. Metal roof and conveniently located close to the schools. Property is being sold As-Is

21. 2021-03-05
    soldstatus $109,900
22. 2021-03-04
    soldstatus $109,900 Closed 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

23. 2021-03-04
    soldstatus $109,900 Sold

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

24. 2021-02-27
    historical Contingent
25. 2021-02-25
    historical
26. 2021-01-21
    historical Contingent

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

27. 2021-01-21
    historical Contingent 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

28. 2020-12-23
    price $109,900
29. 2020-12-22
    price $109,900 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

30. 2020-12-10
    price $115,000
31. 2020-12-04
    price $115,000 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

32. 2020-11-07
    price $119,900
33. 2020-11-05
    price $119,900 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

34. 2020-10-27
    price $125,900
35. 2020-10-26
    price $125,900 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

36. 2020-10-19
    price $129,900

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

37. 2020-10-19
    price $129,900 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

38. 2020-10-08
    listed $139,900 Active 368-char remark

    Show marketing remark (368 chars)

    Complete make over! Cottage style home with 3 Bedrooms, 2 baths, convenient to school and shopping. Luxury Vinyl Plank flooring, ceramic showers, kitchen has bright white cabinets and new black appliances, new counter tops, new windows, new central heat and air! Level yard and storage building. Convenient to schools and shopping. Why pay rent? Call to view today!

39. 2020-10-07
    listed $139,900 Active
40. 2020-08-27
    soldstatus $31,000 Sold
41. 2020-08-18
    historical Contingent
42. 2020-07-28
    listed $38,000 Active

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$130/yr (+$11/mo · 40.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $13,031
• − Mortgage interest: −$6,156
• − Property taxes: −$321
• − Insurance: −$550
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$3,197
• Taxable income: $723
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,335/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: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Henagar

• Score: 65/100
• State rank: #121
• US rank: #12648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henagar, AL
• City population: 5,964
• Population (ZIP): 5,964

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 249.0633
• 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

+215.5% since first listed

24 events — show timeline

• 2026-05-11 Price Changed $119,900 VMLS
• 2026-03-16 Listed $136,750 VMLS
• 2021-03-05 Sold (Public Records) $109,900 Public Records
• 2021-03-04 Sold (MLS) $109,900 VMLS
• 2021-03-04 Sold (MLS) $109,900 GCAR
• 2021-02-27 Contingent — VMLS
• 2021-02-25 Delisted — VMLS
• 2021-01-21 Contingent — VMLS
• 2021-01-21 Contingent — GCAR
• 2020-12-23 Price Changed $109,900 VMLS
• 2020-12-22 Price Changed $109,900 GCAR
• 2020-12-10 Price Changed $115,000 VMLS
• 2020-12-04 Price Changed $115,000 GCAR
• 2020-11-07 Price Changed $119,900 VMLS
• 2020-11-05 Price Changed $119,900 GCAR
• 2020-10-27 Price Changed $125,900 VMLS
• 2020-10-26 Price Changed $125,900 GCAR
• 2020-10-19 Price Changed $129,900 VMLS
• 2020-10-19 Price Changed $129,900 GCAR
• 2020-10-08 Listed $139,900 GCAR
• 2020-10-07 Listed $139,900 VMLS
• 2020-08-27 Sold (MLS) $31,000 VMLS
• 2020-08-18 Contingent — VMLS
• 2020-07-28 Listed $38,000 VMLS

Property tax history

+20.6%/yr

Latest (2025): $321 · +8.2% YoY. Source: county tax records.