317 15th St N · Gadsden, AL 35903

$109,900

2 bd · 1.0 ba · 968 sqft · SingleFamily public records · 157 Days on market

Built 1945 8,712 sqft lot $114/sqft · 132% above area ↓ 8% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled 2BR/1BA home offering a spacious open floor plan and large living rooms throughout. Recent updates include new appliances, cabinets, flooring, windows, and Korian countertops, giving the home a fresh, modern feel. The fenced in yard provides privacy and space for pets or play, while the back deck is perfect for entertaining. A covered tin carport adds convenience. Move in ready and designed for comfort, this home blends style, function, and value.

Key facts

• Open floor plan
• Fenced yard
• Covered carport

Tags

• REMODELED HOME
• OPEN FLOOR PLAN
• NEW APPLIANCES
• FENCED YARD
• BACK DECK
• COVERED CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.1% in Gadsden — 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 59/100 on livability (#335 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Gadsden City (urban): math 15% / reading 39% proficiency, ranked #87 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 97 active listings in the ZIP; 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 $760 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $96,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.17% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

• ARV (median comp): $47,370
• List price: $109,900
• Delta: 132.00%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1208 Stroud Ave	0.34mi	2/1.0	968 (0%)	4mo	$48,000	$50	81
1342 Stillman Ave	0.04mi	3/1.0 (+1)	1,004 (+4%)	12mo	$47,500	$47	76
1214 Grant Ave	0.34mi	2/1.0	970 (+0%)	16mo	$113,500	$117	70
609 Polk St	0.56mi	2/1.0	970 (+0%)	6mo	$125,000	$129	68
1315 Robinson Ave	0.25mi	2/1.0	1,015 (+5%)	16mo	$60,000	$59	67
605 Ansley St	0.50mi	2/1.0	888 (-8%)	3mo	$112,000	$126	60
420 Hoke St	0.41mi	2/1.0	1,028 (+6%)	14mo	$72,000	$70	59
1213 Slusser Ave	0.32mi	2/1.0	1,088 (+12%)	7mo	$44,000	$40	58
1305 Tennessee Ave	0.41mi	2/1.0	1,094 (+13%)	3mo	$89,900	$82	57
615 Doyle St	0.62mi	2/1.0	1,021 (+6%)	8mo	$38,000	$37	56
1015 Wilbanks Ave	0.68mi	2/1.0	957 (-1%)	15mo	$95,000	$99	54
928 Martin Ave	0.67mi	2/1.0	936 (-3%)	14mo	$35,000	$37	51

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: 4.3%
• Equity multiple: 1.17×
• Total profit: $5,166
• Equity at exit: $16,386

10-year hold

• IRR: 13.8%
• Equity multiple: 2.10×
• Total profit: $33,955
• Equity at exit: $9,502

Cash invested: $30,772 (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 35903

• Home prices YoY: -11.0%
• Active inventory: 97
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$32 /mo · $379/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $361

Break-even live

Break-even rent $827

Max offer price $109,900

Occupancy floor 67%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $109,900 Active 157 DOM
2. 2026-06-18
   days on market $109,900 Active 156 DOM
3. 2026-06-17
   days on market $109,900 Active 155 DOM
4. 2026-06-16
   days on market $109,900 Active 154 DOM
5. 2026-06-15
   days on market $109,900 Active 153 DOM
6. 2026-06-14
   days on market $109,900 Active 151 DOM
7. 2026-06-12
   days on market $109,900 Active 150 DOM
8. 2026-06-09
   days on market $109,900 Active 147 DOM
9. 2026-06-08
   days on market $109,900 Active 146 DOM
10. 2026-06-07
    days on market $109,900 Active 145 DOM
11. 2026-06-07
    days on market $109,900 Active 144 DOM
12. 2026-06-04
    days on market $109,900 Active 141 DOM
13. 2026-06-02
    days on market $109,900 Active 140 DOM
14. 2026-06-01
    days on market $109,900 Active 139 DOM
15. 2026-05-31
    days on market $109,900 Active 138 DOM
16. 2026-05-31
    days on market $109,900 Active 137 DOM
17. 2026-03-13
    status Active 474-char remark

    Show marketing remark (474 chars)

    Beautifully remodeled 2BR/1BA home offering a spacious open floor plan and large living rooms throughout. Recent updates include new appliances, cabinets, flooring, windows, and Korian countertops, giving the home a fresh, modern feel. The fenced in yard provides privacy and space for pets or play, while the back deck is perfect for entertaining. A covered tin carport adds convenience. Move in ready and designed for comfort, this home blends style, function, and value.

18. 2025-11-19
    historical 474-char remark

    Show marketing remark (474 chars)

    Beautifully remodeled 2BR/1BA home offering a spacious open floor plan and large living rooms throughout. Recent updates include new appliances, cabinets, flooring, windows, and Korian countertops, giving the home a fresh, modern feel. The fenced in yard provides privacy and space for pets or play, while the back deck is perfect for entertaining. A covered tin carport adds convenience. Move in ready and designed for comfort, this home blends style, function, and value.

19. 2025-10-07
    price $109,900 474-char remark

    Show marketing remark (474 chars)

    Beautifully remodeled 2BR/1BA home offering a spacious open floor plan and large living rooms throughout. Recent updates include new appliances, cabinets, flooring, windows, and Korian countertops, giving the home a fresh, modern feel. The fenced in yard provides privacy and space for pets or play, while the back deck is perfect for entertaining. A covered tin carport adds convenience. Move in ready and designed for comfort, this home blends style, function, and value.

20. 2025-09-20
    listed $114,900 Active 474-char remark

    Show marketing remark (474 chars)

    Beautifully remodeled 2BR/1BA home offering a spacious open floor plan and large living rooms throughout. Recent updates include new appliances, cabinets, flooring, windows, and Korian countertops, giving the home a fresh, modern feel. The fenced in yard provides privacy and space for pets or play, while the back deck is perfect for entertaining. A covered tin carport adds convenience. Move in ready and designed for comfort, this home blends style, function, and value.

21. 2025-08-22
    price $114,900
22. 2025-08-21
    price $114,900
23. 2025-07-09
    price $119,900
24. 2025-07-08
    price $119,900
25. 2025-06-23
    listed $124,900 Active
26. 2025-05-29
    soldstatus $104,000 Sold
27. 2025-05-13
    status Pending
28. 2025-03-17
    price $104,900
29. 2025-02-28
    listed $119,000 Active

ⓘ 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: $379 · $32/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$71/yr (+$6/mo · 18.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,420
• − Mortgage interest: −$6,156
• − Property taxes: −$379
• − Insurance: −$550
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$3,197
• Taxable income: $2,671
• Est. tax owed @ 24.0%: −$641
• After-tax cash flow: $3,696/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: Gadsden City
• NCES district ID: 0101620
• Math proficiency: 15% ▼ -27.00%
• Reading proficiency: 39% ▼ -2.00%
• Median HH income: $29,099
• Composite: 21.62/100
• National rank: #8292
• State rank: #87 of 129 in AL

Livability — Gadsden

• Score: 59/100
• State rank: #335
• US rank: #20131

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gadsden, AL
• Population (ZIP): 17,180

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: Majority White (62%)
• Race & ethnicity: White 62% Black 31% Hispanic / Latino 4% Two or more races 4% Asian 1%
• Common ancestry: Italian 3% Slovak 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -29.07%
• Current HPI: 236.2537
• 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

-7.6% since first listed

13 events — show timeline

• 2026-03-13 Relisted — Greater Alabama MLS
• 2025-11-19 Delisted — Greater Alabama MLS
• 2025-10-07 Price Changed $109,900 Greater Alabama MLS
• 2025-09-20 Listed $114,900 Greater Alabama MLS
• 2025-08-22 Price Changed $114,900 Greater Alabama MLS
• 2025-08-21 Price Changed $114,900 VMLS
• 2025-07-09 Price Changed $119,900 Greater Alabama MLS
• 2025-07-08 Price Changed $119,900 VMLS
• 2025-06-23 Listed $124,900 VMLS
• 2025-05-29 Sold (MLS) $104,000 VMLS
• 2025-05-13 Pending — VMLS
• 2025-03-17 Price Changed $104,900 VMLS
• 2025-02-28 Listed $119,000 VMLS

Property tax history

+1.3%/yr

Latest (2025): $379 · +0.0% YoY. Source: county tax records.