9661 Curry Hwy, Unit 242 Hwy · Arley, AL 35504

$389,000

3 bd · 2.0 ba · 1,456 sqft · Other · 474 Days on market

Built 2017 $267/sqft · 9% below area Est $428k · 9% under $575/mo HOA · 13% of rent

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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).

• Cash flow +20.1/30.0
• ARV discount +11.6/15.0
• DSCR +6.4/10.0
• 1% rule +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

Key facts

• Covered boat slip
• Deep water
• Top floor unit

Tags

• TOP FLOOR UNIT
• FULLY FURNISHED
• COVERED BOAT SLIP
• DEEP WATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $389k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Recommended offer: $342k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#187 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A; Watch: schools C-, employment C-, amenities F.
• Winston County (rural): math 13% / reading 39% proficiency, ranked #91 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 161 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1 units permitted in Winston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Winston County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 474 days — a 12% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $41k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; list at $389k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $342,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 474 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 1.10% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 7.6

CMA / ARV

• ARV (median comp): $428,313
• List price: $389,000
• Delta: -9.18%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-31,910
• Equity at exit: $58,001

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $12,801
• Equity at exit: $33,634

Cash invested: $108,920 (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 35504

• Home prices YoY: -34.0%
• Active inventory: 161
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,263 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$162
• HOA: −$575
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $486

Break-even live

Break-even rent $3,648

Max offer price $389,000

Occupancy floor 84%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9661 Curry Hwy #224 Jasper, AL	3.0	2.0	1450	$5,000	$3.45	43d	1	0.02mi
9661 Curry Hwy Unit 132 Jasper, AL	2.0	2.0	1400	$3,500	$2.50	3d	1	0.02mi

HOA detail

• Monthly dues: $575 · $6,900/yr
• Likely covers: watersewertrashlandscapingpool

Listing history 26 events

1. 2026-06-19
   days on market $389,000 Active 474 DOM
2. 2026-06-18
   days on market $389,000 Active 473 DOM
3. 2026-06-17
   days on market $389,000 Active 472 DOM
4. 2026-06-16
   days on market $389,000 Active 471 DOM
5. 2026-06-15
   days on market $389,000 Active 470 DOM
6. 2026-06-14
   days on market $389,000 Active 468 DOM
7. 2026-06-12
   days on market $389,000 Active 467 DOM
8. 2026-06-09
   days on market $389,000 Active 464 DOM
9. 2026-06-08
   days on market $389,000 Active 463 DOM
10. 2026-06-07
    days on market $389,000 Active 462 DOM
11. 2026-06-04
    days on market $389,000 Active 458 DOM
12. 2026-06-02
    days on market $389,000 Active 457 DOM
13. 2026-06-01
    days on market $389,000 Active 456 DOM
14. 2026-05-31
    days on market $389,000 Active 455 DOM
15. 2026-05-31
    days on market $389,000 Active 454 DOM
16. 2026-03-04
    status Active 629-char remark

    Show marketing remark (629 chars)

    Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

17. 2026-03-04
    price $389,000 629-char remark

    Show marketing remark (629 chars)

    Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

18. 2026-03-03
    historical 629-char remark

    Show marketing remark (629 chars)

    Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

19. 2025-09-02
    status Active 629-char remark

    Show marketing remark (629 chars)

    Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

20. 2025-08-31
    historical 629-char remark

    Show marketing remark (629 chars)

    Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

21. 2025-07-07
    price $399,900 629-char remark

    Show marketing remark (629 chars)

    Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

22. 2025-02-28
    listed $429,900 Active 629-char remark

    Show marketing remark (629 chars)

    Smith Lake (Duncan Bridge Resort) Rare availability of a top floor 3 bedroom unit in Building 2! This building faces right at scenic Duncan Bridge for spectacular vistas all year long! This unit is fully furnished and ready to enjoy. This complex has undergone a full update with new paint, landscaping, and common area refurbishment. Included with this unit is a covered boat slip in deep water. This is the ultimate way to enjoy lake life with no maintenance. Close the door and walk out! HOA fee is $575 per month which covers exterior insurance, maintenance, pool, ground, gate, sewer, and garbage. 30 day minimum on rentals.

23. 2024-06-07
    listed $449,000 Active
24. 2019-10-03
    soldstatus $225,000
25. 2019-09-27
    soldstatus $225,000
26. 2019-01-28
    listed $229,900

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$334/yr (+$28/mo · 26.5%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,158
• − Mortgage interest: −$21,790
• − Property taxes: −$1,261
• − Insurance: −$1,945
• − Repairs & maintenance: −$4,093
• − Management: −$4,093
• − HOA: −$6,900
• − Depreciation: −$11,316
• Taxable loss: −$239
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $5,887/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: Winston County
• NCES district ID: 0103580
• Math proficiency: 13% ▼ -34.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $35,471
• Composite: 21.39/100
• National rank: #8352
• State rank: #91 of 129 in AL

Livability — Arley

• Score: 63/100
• State rank: #187
• US rank: #15542

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,505

Population outlook (Winston County) Hauer SSP2

• Today (2025): 22,474 people
• By 2030: 21,568 · -4.0%
• By 2040: 19,710 · -12.3%
• By 2050: 17,950 · -20.1%
• By 2075: 14,468 · -35.6%
• By 2100: 11,554 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Winston

• 2024 margin: Solid R (+83.6) · D 7.9% · R 91.6%
• 2008→2024 swing: -20.4pp toward R · 2008: -63.3pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+81.7 2016: R+81.5 2012: R+72.3 2008: R+63.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.42%
• Current HPI: 164.0387
• 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

+69.2% since first listed

11 events — show timeline

• 2026-03-04 Relisted — Walker County Area MLS
• 2026-03-04 Price Changed $389,000 Walker County Area MLS
• 2026-03-03 Delisted — Walker County Area MLS
• 2025-09-02 Relisted — Walker County Area MLS
• 2025-08-31 Delisted — Walker County Area MLS
• 2025-07-07 Price Changed $399,900 Walker County Area MLS
• 2025-02-28 Listed $429,900 Walker County Area MLS
• 2024-06-07 Listed $449,000 VMLS
• 2019-10-03 Sold (Public Records) $225,000 Public Records
• 2019-09-27 Sold (MLS) $225,000 Walker County Area MLS
• 2019-01-28 Listed $229,900 Walker County Area MLS

Property tax history

+3.8%/yr

Latest (2018): $1,261 · +7.7% YoY. Source: county tax records.