4322 Vista Dr · Guntersville, AL 35976

$299,900

3 bd · 2.5 ba · 2,000 sqft · Townhouse public records · 134 Days on market

Built 1984 $150/sqft · 44% below area Est $489k · 39% 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 +4.7/10.0
• Schools +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3BR/2.5BA townhome located in Lake Guntersville in the Val Monte Townhouse Community, featuring a larger floor plan than other units. Ideal for a primary residence or investment property. Conveniently located near the lake and Val Monte Marina, offering easy access to boating, recreation, dining and waterfront amenities. Spacious layout with excellent rental or owner-occupant potential. CALL TODAY TO SCHEDULE YOUR PRIVATE TOUR.

Key facts

• Listed 133 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/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 $290k (3.3% below list).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 2.1% in Guntersville — 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 (#323 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment C-, schools D.
• Guntersville City (town): math 27% / reading 53% proficiency, ranked #28 of 129 in AL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 467 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.
• Current owner paid $130k; list at $300k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.97% ✗
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 8.6

CMA / ARV

• ARV (median comp): $488,853
• List price: $299,900
• Delta: -38.65%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7052 Val Monte Dr #406	0.06mi	3/3.0	2,128 (+6%)	5mo	$625,000	$294	80
Unit 7024 Val Monte Dr #7024	0.08mi	3/3.0	2,196 (+10%)	9mo	$620,000	$282	70
7044 Val Monte Dr #7044	0.07mi	3/3.0	2,085 (+4%)	22mo	$495,000	$237	70
UNIT 7038 Val Monte Dr #208	0.07mi	3/3.0	2,194 (+10%)	11mo	$593,000	$270	70

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: $-15,837
• Equity at exit: $44,716

10-year hold

• IRR: 4.6%
• Equity multiple: 1.33×
• Total profit: $28,007
• Equity at exit: $25,930

Cash invested: $83,972 (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 35976

• Home prices YoY: -25.1%
• Active inventory: 467
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $517

Break-even live

Break-even rent $2,246

Max offer price $299,900

Occupancy floor 77%

Sensitivity live

Price	-10% $686	-5% $601	+0% $517	+5% $432	+10% $347
Rent	-10% $287	-5% $402	+0% $517	+5% $631	+10% $746
Rate	-1.0pp $668	-0.5pp $593	base $517	+0.5pp $439	+1.0pp $360

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7036 Val Monte Dr #7036 Guntersville, AL	3.0	3.0	2128	$2,900	$1.36	44d	1	0.08mi

Listing history 19 events

1. 2026-06-19
   days on market $299,900 Active 134 DOM
2. 2026-06-18
   days on market $299,900 Active 133 DOM
3. 2026-06-17
   days on market $299,900 Active 132 DOM
4. 2026-06-16
   days on market $299,900 Active 131 DOM
5. 2026-06-15
   days on market $299,900 Active 130 DOM
6. 2026-06-14
   days on market $299,900 Active 128 DOM
7. 2026-06-12
   days on market $299,900 Active 127 DOM
8. 2026-06-09
   days on market $299,900 Active 124 DOM
9. 2026-06-08
   days on market $299,900 Active 123 DOM
10. 2026-06-07
    days on market $299,900 Active 122 DOM
11. 2026-06-04
    days on market $299,900 Active 118 DOM
12. 2026-06-02
    days on market $299,900 Active 117 DOM
13. 2026-06-01
    days on market $299,900 Active 116 DOM
14. 2026-05-31
    days on market $299,900 Active 115 DOM
15. 2026-05-31
    days on market $299,900 Active 114 DOM
16. 2026-02-06
    listed $299,900 Active 446-char remark

    Show marketing remark (446 chars)

    Check out this 3BR/2.5BA townhome located in Lake Guntersville in the Val Monte Townhouse Community, featuring a larger floor plan than other units. Ideal for a primary residence or investment property. Conveniently located near the lake and Val Monte Marina, offering easy access to boating, recreation, dining and waterfront amenities. Spacious layout with excellent rental or owner-occupant potential. CALL TODAY TO SCHEDULE YOUR PRIVATE TOUR.

17. 2019-03-18
    soldstatus $130,000
18. 2019-03-15
    soldstatus $130,000 Sold 340-char remark

    Show marketing remark (340 chars)

    This townhome has 1700+- sq feet. It has a great sitting room off the Master Bedroom that is all Pine with a cedar lined closet that is beautiful. Crown molding throughout the home. This townhome is in excellent shape. Landscaping is beautiful and lush. This home has larger than usual square footage of other townhomes in this subdivision.

19. 2018-08-09
    listed $134,500 340-char remark

    Show marketing remark (340 chars)

    This townhome has 1700+- sq feet. It has a great sitting room off the Master Bedroom that is all Pine with a cedar lined closet that is beautiful. Crown molding throughout the home. This townhome is in excellent shape. Landscaping is beautiful and lush. This home has larger than usual square footage of other townhomes in this subdivision.

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$308/yr (+$26/mo · 33.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,800
• − Mortgage interest: −$16,799
• − Property taxes: −$921
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$8,724
• Taxable income: $1,288
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $5,890/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: Guntersville City
• NCES district ID: 0101690
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 53% ▼ -1.00%
• Median HH income: $39,203
• Composite: 33.36/100
• National rank: #5482
• State rank: #28 of 129 in AL

Livability — Guntersville

• Score: 59/100
• State rank: #323
• US rank: #19857

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guntersville, AL
• City population: 16,604
• Population (ZIP): 16,604

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 (84%)
• Race & ethnicity: White 84% Black 6% Two or more races 6% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -74.75%
• Current HPI: 223.0157
• 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

+123.0% since first listed

4 events — show timeline

• 2026-02-06 Listed $299,900 VMLS
• 2019-03-18 Sold (Public Records) $130,000 Public Records
• 2019-03-15 Sold (MLS) $130,000 VMLS
• 2018-08-09 Listed $134,500 VMLS

Property tax history

+8.0%/yr

Latest (2025): $921 · -4.1% YoY. Source: county tax records.