2126 Cedar Bend Rd · Southside, AL 35907

$239,900

3 bd · 2.0 ba · 1,709 sqft · SingleFamily public records · 427 Days on market

Built 1979 0.39 ac lot $140/sqft · at area comps Est $237k · 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).

• Cash flow +16.3/30.0
• ARV discount +6.9/15.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Listing! Motivated Seller!!! Well maintained 3 bedroom, 2 bath home featuring den w/fireplace, eat-in-kitchen, formal dining room, laundry room, hardwoods and tile throughout, covered rear deck @ 2 car garage.

Key facts

• Formal dining room
• Laundry room
• Eat-in kitchen

Tags

• DEN WITH FIREPLACE
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• LAUNDRY ROOM
• COVERED REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $195k (18.9% below list).
• Recommended offer: $195k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Southside — 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 68/100 on livability (#73 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: Southside Elementary School (math 41% / reading 74%, grade C+, #74 of 627 statewide, top 12%, 570 students, 43% FRL); Rainbow Middle School (math 17% / reading 56%, grade F, #76 of 257 statewide, top 31%, 625 students, 48% FRL); Southside High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 770 students, 42% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: 80 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 427 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $240k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $194,621 (18.9% below list)

Questions for the listing agent

1. It's been on market 427 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.32%
• DSCR: 1.10
• GRM: 10.3

CMA / ARV

• ARV (median comp): $237,001
• List price: $239,900
• Delta: 1.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 Cedar Bend Rd N	0.06mi	2/2.0 (-1)	1,615 (-6%)	4mo	$299,900	$186	80
2130 Meadowood Dr	0.15mi	3/2.0	1,600 (-6%)	4mo	$259,900	$162	79
2075 Jane Ln	0.43mi	3/2.0	1,603 (-6%)	2mo	$249,900	$156	68
2612 Robertson St E	0.65mi	3/2.0	1,657 (-3%)	2mo	$230,100	$139	63
2245 Waterfront Dr	0.63mi	3/2.0	1,657 (-3%)	5mo	$270,000	$163	62
2603 Sunnydale Dr	0.58mi	3/2.0	1,620 (-5%)	7mo	$220,000	$136	59
2838 Lister Ferry Rd	0.70mi	3/2.0	1,796 (+5%)	10mo	$340,000	$189	50
2573 Western Hills Dr E	0.64mi	3/2.0	1,520 (-11%)	5mo	$217,500	$143	48
2561 Robertson St E	0.66mi	3/2.0	1,844 (+8%)	10mo	$304,900	$165	48
2801 Lister Ferry Rd	0.64mi	3/2.0	1,830 (+7%)	13mo	$351,000	$192	47
2210 Madison Loop	0.43mi	3/2.0	1,500 (-12%)	16mo	$240,000	$160	46
2677 Robertson St E	0.70mi	3/2.0	1,945 (+14%)	16mo	$277,500	$143	31

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-30,741
• Equity at exit: $35,770

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-16,640
• Equity at exit: $20,742

Cash invested: $67,172 (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 35907

• Home prices YoY: -25.9%
• Active inventory: 80
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,946 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $130

Break-even live

Break-even rent $1,782

Max offer price $239,900

Occupancy floor 88%

Sensitivity live

Price	-10% $265	-5% $198	+0% $130	+5% $62	+10% $-6
Rent	-10% $-24	-5% $53	+0% $130	+5% $207	+10% $283
Rate	-1.0pp $250	-0.5pp $191	base $130	+0.5pp $67	+1.0pp $4

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2214 Windsong Trl Gadsden, AL	3.0	2.5	2200	$2,000	$0.91	5d	1	0.10mi
3166 Jenkins Cir S Gadsden, AL	3.0	1.5	1350	$1,385	$1.03	13d	1	1.10mi

Listing history 8 events

1. 2026-04-06
   price $239,900 213-char remark

   Show marketing remark (213 chars)

   New Listing! Motivated Seller!!! Well maintained 3 bedroom, 2 bath home featuring den w/fireplace, eat-in-kitchen, formal dining room, laundry room, hardwoods and tile throughout, covered rear deck @ 2 car garage.

2. 2026-02-10
   status Active 213-char remark

   Show marketing remark (213 chars)

   New Listing! Motivated Seller!!! Well maintained 3 bedroom, 2 bath home featuring den w/fireplace, eat-in-kitchen, formal dining room, laundry room, hardwoods and tile throughout, covered rear deck @ 2 car garage.

3. 2025-11-12
   price $249,900 213-char remark

   Show marketing remark (213 chars)

   New Listing! Motivated Seller!!! Well maintained 3 bedroom, 2 bath home featuring den w/fireplace, eat-in-kitchen, formal dining room, laundry room, hardwoods and tile throughout, covered rear deck @ 2 car garage.

4. 2025-09-03
   status Active 213-char remark

   Show marketing remark (213 chars)

   New Listing! Motivated Seller!!! Well maintained 3 bedroom, 2 bath home featuring den w/fireplace, eat-in-kitchen, formal dining room, laundry room, hardwoods and tile throughout, covered rear deck @ 2 car garage.

5. 2025-09-03
   price $252,400 213-char remark

   Show marketing remark (213 chars)

   New Listing! Motivated Seller!!! Well maintained 3 bedroom, 2 bath home featuring den w/fireplace, eat-in-kitchen, formal dining room, laundry room, hardwoods and tile throughout, covered rear deck @ 2 car garage.

6. 2025-02-28
   listed $254,900 Active 213-char remark

   Show marketing remark (213 chars)

   New Listing! Motivated Seller!!! Well maintained 3 bedroom, 2 bath home featuring den w/fireplace, eat-in-kitchen, formal dining room, laundry room, hardwoods and tile throughout, covered rear deck @ 2 car garage.

7. 2014-05-08
   soldstatus $83,000 185-char remark

   Show marketing remark (185 chars)

   New Listing- Southside- This home has 3 bedrooms, 2 baths, dining room, kitchen with breakfast area. You also have a nice family room with a fireplace, covered deck and a double garage.

8. 2014-02-10
   listed $115,500 185-char remark

   Show marketing remark (185 chars)

   New Listing- Southside- This home has 3 bedrooms, 2 baths, dining room, kitchen with breakfast area. You also have a nice family room with a fireplace, covered deck and a double garage.

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$386/yr (+$32/mo · 64.5%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,355
• − Mortgage interest: −$13,438
• − Property taxes: −$598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$6,979
• Taxable loss: −$2,597
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $2,179/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 — Southside

• Score: 68/100
• State rank: #73
• US rank: #9908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southside, AL
• City population: 9,299
• Population (ZIP): 9,299

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 (90%)
• Race & ethnicity: White 90% Black 4% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 2% Scottish 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -72.98%
• Current HPI: 208.5419
• 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

+107.7% since first listed

8 events — show timeline

• 2026-04-06 Price Changed $239,900 VMLS
• 2026-02-10 Relisted — VMLS
• 2025-11-12 Price Changed $249,900 VMLS
• 2025-09-03 Relisted — VMLS
• 2025-09-03 Price Changed $252,400 VMLS
• 2025-02-28 Listed $254,900 VMLS
• 2014-05-08 Sold (MLS) $83,000 VMLS
• 2014-02-10 Listed $115,500 VMLS

Property tax history

+6.5%/yr

Latest (2025): $598 · +0.0% YoY. Source: county tax records.