708 Raley St · Gadsden, AL 35903

$45,000

1 bd · 1.0 ba · 552 sqft · SingleFamily public records · 315 Days on market

Built 1997 0.25 ac lot $82/sqft · 65% above area ↓ 31% since listing

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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
• 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

This 1 bedroom, 1 bathroom home offers incredible potential, whether you're a first-time buyer or an investor looking to expand your portfolio. Conveniently located near shopping centers, restaurants, and everyday amenities, this property combines comfort with convenience. With a little vision, this space can easily be transformed into a cozy retreat or a solid rental income property. Don’t miss out on this great opportunity!

Key facts

• Near restaurants
• Everyday amenities
• Conveniently located

Tags

• CONVENIENTLY LOCATED
• NEAR SHOPPING CENTERS
• NEAR RESTAURANTS
• EVERYDAY AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 315 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 315 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. 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?
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: 2.28% ✓
• Cap rate: 19.63%
• Cash-on-cash: 47.62%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $27,257
• List price: $45,000
• Delta: 65.09%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.0%
• Equity multiple: 2.95×
• Total profit: $24,567
• Equity at exit: $6,710

10-year hold

• IRR: 50.9%
• Equity multiple: 5.96×
• Total profit: $62,459
• Equity at exit: $3,891

Cash invested: $12,600 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $500

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 46%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $45,000 Active 315 DOM
2. 2026-06-18
   days on market $45,000 Active 314 DOM
3. 2026-06-17
   days on market $45,000 Active 313 DOM
4. 2026-06-16
   days on market $45,000 Active 312 DOM
5. 2026-06-15
   days on market $45,000 Active 311 DOM
6. 2026-06-14
   days on market $45,000 Active 309 DOM
7. 2026-06-12
   days on market $45,000 Active 308 DOM
8. 2026-06-09
   days on market $45,000 Active 305 DOM
9. 2026-06-08
   days on market $45,000 Active 304 DOM
10. 2026-06-07
    days on market $45,000 Active 303 DOM
11. 2026-06-07
    days on market $45,000 Active 302 DOM
12. 2026-06-04
    days on market $45,000 Active 299 DOM
13. 2026-06-02
    days on market $45,000 Active 298 DOM
14. 2026-06-01
    days on market $45,000 Active 297 DOM
15. 2026-05-31
    days on market $45,000 Active 296 DOM
16. 2026-05-31
    days on market $45,000 Active 295 DOM
17. 2026-02-03
    price $45,000 435-char remark

    Show marketing remark (435 chars)

    This 1 bedroom, 1 bathroom home offers incredible potential, whether you're a first-time buyer or an investor looking to expand your portfolio. Conveniently located near shopping centers, restaurants, and everyday amenities, this property combines comfort with convenience. With a little vision, this space can easily be transformed into a cozy retreat or a solid rental income property. Don’t miss out on this great opportunity!

18. 2025-09-23
    price $55,000 435-char remark

    Show marketing remark (435 chars)

    This 1 bedroom, 1 bathroom home offers incredible potential, whether you're a first-time buyer or an investor looking to expand your portfolio. Conveniently located near shopping centers, restaurants, and everyday amenities, this property combines comfort with convenience. With a little vision, this space can easily be transformed into a cozy retreat or a solid rental income property. Don’t miss out on this great opportunity!

19. 2025-08-08
    listed $65,000 Active 435-char remark

    Show marketing remark (435 chars)

    This 1 bedroom, 1 bathroom home offers incredible potential, whether you're a first-time buyer or an investor looking to expand your portfolio. Conveniently located near shopping centers, restaurants, and everyday amenities, this property combines comfort with convenience. With a little vision, this space can easily be transformed into a cozy retreat or a solid rental income property. Don’t miss out on this great opportunity!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,318
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$1,309
• Taxable income: $5,618
• Est. tax owed @ 24.0%: −$1,348
• After-tax cash flow: $4,651/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

-30.8% since first listed

3 events — show timeline

• 2026-02-03 Price Changed $45,000 VMLS
• 2025-09-23 Price Changed $55,000 VMLS
• 2025-08-08 Listed $65,000 VMLS

Property tax history

-13.0%/yr

Latest (2025): $51 · -68.0% YoY. Source: county tax records.