3270 Spring St · Cedar Bluff, AL 35959

$149,900

3 bd · 1.0 ba · 1,825 sqft · SingleFamily public records · 34 Days on market

Built 1930 0.65 ac lot Est $239k · 37% under · waterfront

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Just listed a quaint home full of character and timeless appeal! What a treasure! Offering 3 bedrooms and 1 bath, this home features original hardwood floors, large living spaces, and vintage charm throughout. Situated on a beautiful . 65-acre corner lot, there’s plenty of room to relax, garden, or enjoy outdoor entertaining. Looking for a weekend getaway, investment property, or full-time residence near Weiss Lake? Enjoy being just minutes from the boat ramp and all the fun of lake living without paying lakefront prices. A rare opportunity with endless potential! Home is Being Sold "As Is"

Key facts

• Outdoor entertaining
• Beautiful corner lot
• Investment property

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING SPACES
• BEAUTIFUL CORNER LOT
• OUTDOOR ENTERTAINING
• INVESTMENT PROPERTY
• NEAR WEISS LAKE

Property features AI

Finance

• Other: Lot size approximately 0.65 acres
• HOA & community: No homeowners association; Subdivision: Russell Survey

Exterior

• Parking: Detached garage
• Utilities: Public sewer
• Home design: Single family residence; One level; Built in 1930; Vinyl siding
• Construction: Vinyl siding construction; Built in 1930
• Exterior features: Detached building on property; Front porch; Corner lot; Park nearby; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window cooling
• Interior features: Crawl space basement

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 $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (21.1% below list).
• Recommended offer: $118k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 0.9% in Cedar Bluff — 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 (#152 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Cherokee County (rural): math 21% / reading 45% proficiency, ranked #58 of 129 in AL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centre Elementary School (math 28% / reading 54%, grade F, #233 of 627 statewide, top 38%, 647 students, 68% FRL); Centre Middle School (math 24% / reading 45%, grade F, #90 of 257 statewide, top 38%, 457 students, 74% FRL); Cherokee County High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 465 students, 63% FRL) — zoned schools average 68% FRL vs 53% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 253 active listings in the ZIP; 39 units permitted in Cherokee 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)).
• Cherokee County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,208 (21.1% 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 34 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — 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. Schools are D-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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.92%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $238,984
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2880 Moneys Bend Rd	0.41mi	3/2.0	2,040 (+12%)	23mo	$129,000	$63	38
3820 Railroad Ave	0.54mi	3/2.0	1,552 (-15%)	24mo	$150,000	$97	26

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $75,156
• Equity at exit: $135,042

10-year hold

• IRR: 19.9%
• Equity multiple: 6.40×
• Total profit: $226,471
• Equity at exit: $291,223

Cash invested: $41,972 (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 35959

• Home prices YoY: 6.8%
• Active inventory: 253
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-102

Break-even live

Break-even rent $1,311

Max offer price $135,130

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-50	+0% $-102	+5% $-154	+10% $-206
Rent	-10% $-195	-5% $-149	+0% $-102	+5% $-55	+10% $-9
Rate	-1.0pp $-27	-0.5pp $-64	base $-102	+0.5pp $-141	+1.0pp $-180

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $149,900 Active 34 DOM
2. 2026-06-19
   days on market $149,900 Active 32 DOM
3. 2026-06-18
   days on market $149,900 Active 31 DOM
4. 2026-06-17
   days on market $149,900 Active 30 DOM
5. 2026-06-16
   days on market $149,900 Active 29 DOM
6. 2026-06-15
   days on market $149,900 Active 28 DOM
7. 2026-06-14
   days on market $149,900 Active 26 DOM
8. 2026-06-13
   days on market $149,900 Active 25 DOM
9. 2026-06-10
   days on market $149,900 Active 23 DOM
10. 2026-06-09
    days on market $149,900 Active 22 DOM
11. 2026-06-08
    days on market $149,900 Active 21 DOM
12. 2026-06-07
    days on market $149,900 Active 20 DOM
13. 2026-06-05
    days on market $149,900 Active 17 DOM
14. 2026-06-03
    days on market $149,900 Active 16 DOM
15. 2026-06-02
    days on market $149,900 Active 15 DOM
16. 2026-06-01
    days on market $149,900 Active 14 DOM
17. 2026-05-31
    days on market $149,900 Active 13 DOM
18. 2026-05-30
    days on market $149,900 Active 12 DOM
19. 2026-05-18
    listed $149,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 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: $14,185
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$4,361
• Taxable loss: −$3,840
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $-303/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: Cherokee County
• NCES district ID: 0100630
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $37,824
• Composite: 27.43/100
• National rank: #6965
• State rank: #58 of 129 in AL

Livability — Cedar Bluff

• Score: 64/100
• State rank: #152
• US rank: #13868

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Bluff, AL
• Population (ZIP): 4,431

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 24,929 people
• By 2030: 24,177 · -3.0%
• By 2040: 22,411 · -10.1%
• By 2050: 20,595 · -17.4%
• By 2075: 17,025 · -31.7%
• By 2100: 13,700 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+75.5) · D 12.0% · R 87.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -51.2pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+72.8 2016: R+69.4 2012: R+55.0 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.20%
• Current HPI: 318.9
• 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

• 2026-05-18 Listed $149,900 VMLS