4915 Lakeplace Rd · Cedar Bluff, AL 35959

$99,000

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 5 Days on market

Built 1994 0.26 ac lot

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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 +25.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just minutes from Weiss Lake! This perfect charmer makes a great starter home or retirement. Laundry/utility room conveniently located off the kitchen, tile floors throughout, attached 1 car garage, spacious backyard, and room to grow! Schedule a showing today! GPS: 34.2201 -85.5569

Key facts

• 0.26 acre lot
• Garage
• Built 1994

Property features AI

Finance

• HOA & community: No HOA; Subdivision: Lakeplace

Exterior

• Parking: Attached garage
• Utilities: Public water
• Home design: Single-family residence; One story; Built in 1994
• Construction: Vinyl siding; Slab foundation
• Exterior features: Public water

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.2% 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: schools D, amenities F, commute 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.
• Market conditions: 252 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 $11k of equity ($684 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $358,072
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 County Road 617	0.21mi	4/2.0 (+1)	1,151 (+1%)	2mo	$360,000	$313	78
4985 Lakeplace Rd	0.11mi	3/2.0	1,311 (+15%)	2mo	$118,000	$90	65

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: 32.0%
• Equity multiple: 3.50×
• Total profit: $69,370
• Equity at exit: $89,187

10-year hold

• IRR: 27.6%
• Equity multiple: 7.93×
• Total profit: $192,047
• Equity at exit: $192,335

Cash invested: $27,720 (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: 252
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $579/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $243

Break-even live

Break-even rent $770

Max offer price $99,000

Occupancy floor 72%

Sensitivity live

Price	-10% $299	-5% $271	+0% $243	+5% $215	+10% $187
Rent	-10% $158	-5% $200	+0% $243	+5% $286	+10% $328
Rate	-1.0pp $293	-0.5pp $268	base $243	+0.5pp $217	+1.0pp $191

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-03
   statusdays on market $99,000 Pending 5 DOM
2. 2026-06-02
   days on market $99,000 Active 4 DOM
3. 2026-06-01
   days on market $99,000 Active 3 DOM
4. 2026-06-01
   remarks 289-char remark
5. 2026-05-31
   days on market $99,000 Active 2 DOM
6. 2026-05-29
   listed $99,000 Active
7. 2025-05-06
   soldstatus $130,278
8. 2021-02-19
   soldstatus $136,250
9. 2021-02-18
   soldstatus $136,500 Sold 284-char remark

   Show marketing remark (284 chars)

   Just minutes from Weiss Lake! This perfect charmer makes a great starter home or retirement. Laundry/utility room conveniently located off the kitchen, tile floors throughout, attached 1 car garage, spacious backyard, and room to grow! Schedule a showing today! GPS: 34.2201 -85.5569

10. 2021-01-14
    historical Contingent 284-char remark

    Show marketing remark (284 chars)

    Just minutes from Weiss Lake! This perfect charmer makes a great starter home or retirement. Laundry/utility room conveniently located off the kitchen, tile floors throughout, attached 1 car garage, spacious backyard, and room to grow! Schedule a showing today! GPS: 34.2201 -85.5569

11. 2020-11-23
    listed $134,900 Active 284-char remark

    Show marketing remark (284 chars)

    Just minutes from Weiss Lake! This perfect charmer makes a great starter home or retirement. Laundry/utility room conveniently located off the kitchen, tile floors throughout, attached 1 car garage, spacious backyard, and room to grow! Schedule a showing today! GPS: 34.2201 -85.5569

12. 2015-09-30
    soldstatus $25,000 44-char remark

    Show marketing remark (44 chars)

    Investment property, fixer-upper sold AS-IS.

13. 2015-07-29
    listed $25,000 44-char remark

    Show marketing remark (44 chars)

    Investment property, fixer-upper sold AS-IS.

14. 2014-05-23
    soldstatus $30,620
15. 2014-01-24
    listed $40,800

ⓘ 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: $579 · $48/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $12,938
• − Mortgage interest: −$5,546
• − Property taxes: −$579
• − Insurance: −$495
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,880
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,589/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

+142.6% since first listed

10 events — show timeline

• 2026-05-29 Listed $99,000 VMLS
• 2025-05-06 Sold (Public Records) $130,278 Public Records
• 2021-02-19 Sold (Public Records) $136,250 Public Records
• 2021-02-18 Sold (MLS) $136,500 VMLS
• 2021-01-14 Contingent — VMLS
• 2020-11-23 Listed $134,900 VMLS
• 2015-09-30 Sold (MLS) $25,000 VMLS
• 2015-07-29 Listed $25,000 VMLS
• 2014-05-23 Sold (MLS) $30,620 VMLS
• 2014-01-24 Listed $40,800 VMLS

Property tax history

-0.9%/yr

Latest (2025): $579 · +42.9% YoY. Source: county tax records.