901 Snowden Dr · Boaz, AL 35957

$129,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 51 Days on market

Built 1963 $113/sqft · 25% below area Est $172k · 25% under

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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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located near Boaz High School, this cozy 2-bedroom, 1 and 3/4 bath home is perfect for anyone looking to be close to town with quick access to schools, shopping, and amenities. Featuring a large garage that provides ample space for vehicles, storage, or a potential workshop, this home offers versatile options for your needs. This property is sold as-is, offering a wonderful opportunity for customization and upgrades to truly make it your own. Discover the potential in this well-located gem in Boaz!

Key facts

• Located near schools
• 2 garage spots
• Listed 50 days

Tags

• LOCATED NEAR SCHOOLS
• LOCATED NEAR SHOPPING CENTERS

Property features AI

Finance

• Other: Property listed by South Towne Realtors, LLC
• HOA & community: No homeowners association

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; One-story home; Residential property; Not new construction
• Construction: No fireplaces
• Exterior features: Public water; Public sewer; Located in the Wells Brothers subdivision

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Window air conditioning
• Interior features: Crawl space basement; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $125k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 4.3% in Boaz — 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 61/100 on livability (#233 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, employment D+, amenities F.
• Boaz City (town): math 28% / reading 44% proficiency, ranked #43 of 129 in AL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boaz Elementary School (523 students, 64% FRL); Boaz Middle School (math 22% / reading 49%, grade F, #81 of 257 statewide, top 33%, 518 students, 76% FRL); Boaz High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 714 students, 70% FRL).
• Market conditions: 87 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 163 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,130 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $171,744
• List price: $129,000
• Delta: -24.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Stephens St	0.13mi	3/1.0 (+1)	1,176 (+3%)	7mo	$156,900	$133	78
914 Stephens St	0.15mi	3/1.0 (+1)	1,155 (+1%)	17mo	$187,000	$162	73
512 Carroll St	0.44mi	3/1.0 (+1)	1,050 (-8%)	13mo	$184,000	$175	50
902 Adams St	0.41mi	3/2.0 (+1)	1,232 (+8%)	12mo	$119,900	$97	49
501 Cobra St	0.36mi	3/2.0 (+1)	1,286 (+12%)	6mo	$210,000	$163	49
301 Carroll St	0.36mi	3/2.0 (+1)	1,200 (+5%)	21mo	$185,000	$154	48
302 Rogers Ave	0.50mi	2/1.5	975 (-15%)	5mo	$160,000	$164	46
214 Oakland Ave	0.73mi	2/1.0	1,300 (+14%)	2mo	$179,900	$138	42
1025 Mount Vernon Rd	0.71mi	3/2.0 (+1)	1,200 (+5%)	10mo	$199,900	$167	42
510 Darnell St	0.72mi	2/2.0	1,243 (+9%)	10mo	$168,000	$135	40
806 Cobra St	0.54mi	3/1.0 (+1)	1,235 (+8%)	21mo	$152,500	$123	39
511 Brown St	0.67mi	3/2.0 (+1)	1,200 (+5%)	20mo	$185,000	$154	35

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-6,826
• Equity at exit: $19,234

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $12,088
• Equity at exit: $11,154

Cash invested: $36,120 (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 35957

• Home prices YoY: -10.6%
• Active inventory: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $222

Break-even live

Break-even rent $1,019

Max offer price $129,000

Occupancy floor 78%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1200 N Main St Boaz, AL	2.0	2.0	1036	$1,299	$1.25	11d	1	0.40mi

Listing history 20 events

1. 2026-06-19
   days on market $129,000 Active 51 DOM
2. 2026-06-18
   days on market $129,000 Active 50 DOM
3. 2026-06-17
   days on market $129,000 Active 49 DOM
4. 2026-06-16
   days on market $129,000 Active 48 DOM
5. 2026-06-15
   days on market $129,000 Active 47 DOM
6. 2026-06-14
   days on market $129,000 Active 45 DOM
7. 2026-06-12
   days on market $129,000 Active 44 DOM
8. 2026-06-09
   days on market $129,000 Active 41 DOM
9. 2026-06-08
   days on market $129,000 Active 40 DOM
10. 2026-06-07
    days on market $129,000 Active 39 DOM
11. 2026-06-07
    days on market $129,000 Active 38 DOM
12. 2026-06-04
    days on market $129,000 Active 35 DOM
13. 2026-06-02
    days on market $129,000 Active 34 DOM
14. 2026-06-01
    days on market $129,000 Active 33 DOM
15. 2026-05-31
    days on market $129,000 Active 32 DOM
16. 2026-05-31
    days on market $129,000 Active 31 DOM
17. 2026-04-29
    listed $135,000 Active 398-char remark
18. 2024-12-18
    soldstatus $118,000 Sold 516-char remark

    Show marketing remark (516 chars)

    Conveniently located near Boaz High School, this cozy 2-bedroom, 1 and 3/4 bath home is perfect for anyone looking to be close to town with quick access to schools, shopping, and amenities. Featuring a large garage that provides ample space for vehicles, storage, or a potential workshop, this home offers versatile options for your needs. This property is sold as-is, offering a wonderful opportunity for customization and upgrades to truly make it your own. Discover the potential in this well-located gem in Boaz!

19. 2024-11-07
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Conveniently located near Boaz High School, this cozy 2-bedroom, 1 and 3/4 bath home is perfect for anyone looking to be close to town with quick access to schools, shopping, and amenities. Featuring a large garage that provides ample space for vehicles, storage, or a potential workshop, this home offers versatile options for your needs. This property is sold as-is, offering a wonderful opportunity for customization and upgrades to truly make it your own. Discover the potential in this well-located gem in Boaz!

20. 2024-11-05
    listed $99,900 Active 516-char remark

    Show marketing remark (516 chars)

    Conveniently located near Boaz High School, this cozy 2-bedroom, 1 and 3/4 bath home is perfect for anyone looking to be close to town with quick access to schools, shopping, and amenities. Featuring a large garage that provides ample space for vehicles, storage, or a potential workshop, this home offers versatile options for your needs. This property is sold as-is, offering a wonderful opportunity for customization and upgrades to truly make it your own. Discover the potential in this well-located gem in Boaz!

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $893 · $74/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,588
• − Mortgage interest: −$7,226
• − Property taxes: −$893
• − Insurance: −$645
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$3,753
• Taxable income: $577
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $2,520/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: Boaz City
• NCES district ID: 0100012
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $35,599
• Composite: 29.74/100
• National rank: #6442
• State rank: #43 of 129 in AL

Livability — Boaz

• Score: 61/100
• State rank: #233
• US rank: #17318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boaz, AL
• Population (ZIP): 16,672

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 97,402 people
• By 2030: 98,138 · +0.8%
• By 2040: 98,502 · +1.1%
• By 2050: 97,024 · -0.4%
• By 2075: 89,334 · -8.3%
• By 2100: 74,749 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 1%

Political lean MEDSL · Marshall

• 2024 margin: Solid R (+71.7) · D 13.8% · R 85.5%
• 2008→2024 swing: -15.4pp toward R · 2008: -56.4pp · 2024: -71.7pp
• All cycles: 2024: R+71.7 2020: R+68.7 2016: R+69.5 2012: R+60.1 2008: R+56.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.42%
• Current HPI: 249.5829
• 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

+29.1% since first listed

7 events — show timeline

• 2026-05-26 Price Changed $129,000 VMLS
• 2026-04-29 Listed $135,000 VMLS
• 2026-01-15 Delisted — VMLS
• 2025-12-15 Listed $145,000 VMLS
• 2024-12-18 Sold (MLS) $118,000 VMLS
• 2024-11-07 Pending — VMLS
• 2024-11-05 Listed $99,900 VMLS

Property tax history

+12.6%/yr

Latest (2025): $893 · +6.9% YoY. Source: county tax records.