9765 Lee St W · Blountsville, AL 35031

$67,900

2 bd · 1.0 ba · 949 sqft · SingleFamily public records · 601 Days on market

Built 1900 1.20 ac lot $72/sqft · 41% below area Est $133k · 49% under ↓ 15% 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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

Key facts

• Investment property
• 1.2 acre lot
• Built 1900

Tags

• INVESTMENT PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $62 ($745/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 $60k (11.2% below list).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#114 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Blountsville Elementary School (math 22% / reading 46%, grade F, #311 of 627 statewide, top 50%, 658 students, 71% FRL); Hayden Middle School (math 28% / reading 51%, grade F, #61 of 257 statewide, top 24%, 550 students, 44% FRL); Jb Pennington High School (math 15% / reading 41%, grade F, #87 of 305 statewide, top 29%, 519 students, 65% FRL).
• Market conditions: 44 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 601 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $59,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 601 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 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.89% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.92%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $132,783
• List price: $67,900
• Delta: -48.86%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10311 Lee St E	0.58mi	2/1.0	940 (-1%)	2mo	$45,000	$48	70
1068 Cedar Ln	0.26mi	2/2.0	880 (-7%)	14mo	$167,900	$191	60
337 Ketchum Rd	0.68mi	2/1.0	891 (-6%)	24mo	$60,000	$67	38

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-7,074
• Equity at exit: $10,124

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-1,169
• Equity at exit: $5,871

Cash invested: $19,012 (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 35031

• Home prices YoY: -5.7%
• Active inventory: 44
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $603 medium
• Mortgage (P&I): −$356
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$127
• Net cashflow: $62

Break-even live

Break-even rent $524

Max offer price $67,900

Occupancy floor 85%

Sensitivity live

Price	-10% $101	-5% $81	+0% $62	+5% $43	+10% $24
Rent	-10% $14	-5% $38	+0% $62	+5% $86	+10% $110
Rate	-1.0pp $96	-0.5pp $79	base $62	+0.5pp $44	+1.0pp $27

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Ratliff St Apt 13 Blountsville, AL	1.0	1.0	725	$515	$0.71	5d	1	0.86mi
40 Ratliff St Unit 12 Blountsville, AL	2.0	1.5	1017	$675	$0.66	5d	1	0.86mi

Listing history 19 events

1. 2026-06-13
   days on market $67,900 Active 601 DOM
2. 2026-06-10
   days on market $67,900 Active 598 DOM
3. 2026-06-09
   days on market $67,900 Active 597 DOM
4. 2026-06-08
   days on market $67,900 Active 596 DOM
5. 2026-06-07
   days on market $67,900 Active 595 DOM
6. 2026-06-05
   days on market $67,900 Active 592 DOM
7. 2026-06-03
   days on market $67,900 Active 591 DOM
8. 2026-06-02
   days on market $67,900 Active 590 DOM
9. 2026-06-01
   days on market $67,900 Active 589 DOM
10. 2026-05-31
    days on market $67,900 Active 588 DOM
11. 2026-03-24
    status Active 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

12. 2026-03-19
    status Pending 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

13. 2026-02-17
    status Active 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

14. 2026-02-07
    historical 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

15. 2025-11-07
    price $67,900 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

16. 2025-08-08
    status Active 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

17. 2025-08-07
    historical 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

18. 2025-03-20
    price $77,900 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

19. 2024-10-03
    listed $79,900 Active 414-char remark

    Show marketing remark (414 chars)

    This one is a diamond in the rough. The approximately 1.2 acre lot is level and mostly cleared within walking distance of the heart of Blountsville. Where you will find restaurants and shopping. The Home has the charm of years gone by, just waiting to be revealed by the buyer with vision. This would also be a great investment property, as the current owner has been renting the home out, consistently, since 2006

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $359 · $30/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,236
• − Mortgage interest: −$3,803
• − Property taxes: −$359
• − Insurance: −$340
• − Repairs & maintenance: −$579
• − Management: −$579
• − Depreciation: −$1,975
• Taxable loss: −$399
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $841/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Blountsville

• Score: 66/100
• State rank: #114
• US rank: #12267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blountsville, AL
• Population (ZIP): 7,937

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 8% Native American 2% Black 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.41%
• Current HPI: 221.23
• 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

-15.0% since first listed

9 events — show timeline

• 2026-03-24 Relisted — Greater Alabama MLS
• 2026-03-19 Pending — Greater Alabama MLS
• 2026-02-17 Relisted — Greater Alabama MLS
• 2026-02-07 Delisted — Greater Alabama MLS
• 2025-11-07 Price Changed $67,900 Greater Alabama MLS
• 2025-08-08 Relisted — Greater Alabama MLS
• 2025-08-07 Delisted — Greater Alabama MLS
• 2025-03-20 Price Changed $77,900 Greater Alabama MLS
• 2024-10-03 Listed $79,900 Greater Alabama MLS

Property tax history

+3.7%/yr

Latest (2025): $359 · +5.4% YoY. Source: county tax records.