4524 Shore Dr · Ashville, AL 35953

$90,000

2 bd · 1.0 ba · 950 sqft · SingleFamily public records · 43 Days on market

Built 1965 0.47 ac lot $13/mo HOA · 1% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This cozy lakeside bungalow is just steps from the water’s edge, the home offers a warm, inviting atmosphere. A wide front porch or a covered back porch is perfect for morning coffee or sunset watching. Inside, the layout is simple providing 2 bedrooms, 1 full bath, living room, kitchen and a spacious family room with a fireplace. Outside is where this property truly shines leading to a private pier ideal for fishing or simply dangling your feet in the water. There’s room for a fire pit and garden. Whether used as a full-time residence or rental/vacation home, enjoy a rare blend of simplicity and nature. Single carport, back yard is fenced and 12x12 storage building included. HO

Key facts

• Lakeside bungalow
• Garden
• Wide front porch

Tags

• LAKESIDE BUNGALOW
• WIDE FRONT PORCH
• COVERED BACK PORCH
• PRIVATE PIER
• FIRE PIT
• GARDEN

Property features AI

Finance

• Other: Property listed as residential single-family; MLS listing maintained by Sue Holland Realty LLC
• HOA & community: Association with an annual fee of $150; Subdivision: Pinedale; Community features include a lake

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer; Electric service details not specified
• Home design: Single-family residential; Built in 1965; Living area approximately 950 square feet
• Construction: Not new construction
• Exterior features: Detached building; Scenic/view property; Waterfront with water access; Covered porch; Deck; Screened porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Multiple window air conditioning units (2+)
• Interior features: Crawl space foundation; Fireplace (one)
• Laundry & utility: Washer/dryer details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.1% vs local median 3.7% in Ashville — 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 57/100 on livability (#385 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• St Clair County (rural): math 21% / reading 52% proficiency, ranked #33 of 129 in AL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashville Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 506 students, 72% FRL); Ashville Middle School (math 19% / reading 50%, grade F, #90 of 257 statewide, top 38%, 370 students, 77% FRL); Ashville High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 385 students, 74% FRL) — zoned schools average 74% FRL vs 41% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 557 units permitted in St. Clair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• St. Clair County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $90k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 2.01% ✓
• Cap rate: 18.12%
• Cash-on-cash: 42.23%
• DSCR: 2.88
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 2.66×
• Total profit: $41,874
• Equity at exit: $13,419

10-year hold

• IRR: 45.3%
• Equity multiple: 5.33×
• Total profit: $109,100
• Equity at exit: $7,782

Cash invested: $25,200 (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 35953

• Home prices YoY: -15.2%
• Active inventory: 58
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$38
• HOA: −$13
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $887

Break-even live

Break-even rent $685

Max offer price $90,000

Occupancy floor 46%

Sensitivity live

Price	-10% $938	-5% $912	+0% $887	+5% $861	+10% $836
Rent	-10% $744	-5% $815	+0% $887	+5% $958	+10% $1,030
Rate	-1.0pp $932	-0.5pp $910	base $887	+0.5pp $863	+1.0pp $840

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-17
   status $90,000 Pending 43 DOM
2. 2026-06-17
   days on market $90,000 Active 43 DOM
3. 2026-06-16
   days on market $90,000 Active 42 DOM
4. 2026-06-15
   days on market $90,000 Active 41 DOM
5. 2026-06-13
   days on market $90,000 Active 39 DOM
6. 2026-06-10
   days on market $90,000 Active 36 DOM
7. 2026-06-09
   days on market $90,000 Active 35 DOM
8. 2026-06-08
   days on market $90,000 Active 34 DOM
9. 2026-06-07
   days on market $90,000 Active 33 DOM
10. 2026-06-03
    days on market $90,000 Active 29 DOM
11. 2026-06-02
    days on market $90,000 Active 28 DOM
12. 2026-06-01
    days on market $90,000 Active 27 DOM
13. 2026-05-31
    days on market $90,000 Active 26 DOM
14. 2026-05-05
    listed $90,000 Active
15. 2021-09-15
    soldstatus $58,000

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$143/yr (+$12/mo · 63.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,693
• − Mortgage interest: −$5,041
• − Property taxes: −$226
• − Insurance: −$450
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$156
• − Depreciation: −$2,618
• Taxable income: $9,730
• Est. tax owed @ 24.0%: −$2,335
• After-tax cash flow: $8,306/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: St Clair County
• NCES district ID: 0103062
• Math proficiency: 21% ▼ -34.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $53,324
• Composite: 31.79/100
• National rank: #5887
• State rank: #33 of 129 in AL

Livability — Ashville

• Score: 57/100
• State rank: #385
• US rank: #21873

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,020

Population outlook (St. Clair County) Hauer SSP2

• Today (2025): 94,158 people
• By 2030: 97,008 · +3.0%
• By 2040: 101,615 · +7.9%
• By 2050: 104,537 · +11.0%
• By 2075: 109,350 · +16.1%
• By 2100: 106,785 · +13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 2% Hispanic / Latino 2% Native American 1%
• Common ancestry: Italian 4% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · St. Clair

• 2024 margin: Solid R (+64.1) · D 17.6% · R 81.7%
• 2008→2024 swing: -0.9pp no change · 2008: -63.2pp · 2024: -64.1pp
• All cycles: 2024: R+64.1 2020: R+64.0 2016: R+68.6 2012: R+66.1 2008: R+63.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.36%
• Current HPI: 180.043
• 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

+55.2% since first listed

2 events — show timeline

• 2026-05-05 Listed $90,000 VMLS
• 2021-09-15 Sold (Public Records) $58,000 Public Records

Property tax history

+18.3%/yr

Latest (2025): $226 · +65.5% YoY. Source: county tax records.