2198 Prospect Rd · Carbon Hill, AL 35578

$145,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 217 Days on market

Built 1981 1.00 ac lot $102/sqft · 62% below area ↓ 9% since listing

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Why this score? — see what drove the D 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.1/5.0
• 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

Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

Key facts

• 1 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $138k (4.9% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#208 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 29 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.95% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.60%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $384,310
• List price: $145,000
• Delta: -62.27%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-17,882
• Equity at exit: $21,620

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-8,284
• Equity at exit: $12,537

Cash invested: $40,600 (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 35578

• Home prices YoY: -12.1%
• Active inventory: 29
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $88

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 89%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 217 DOM
2. 2026-06-17
   days on market $145,000 Active 216 DOM
3. 2026-06-16
   days on market $145,000 Active 215 DOM
4. 2026-06-15
   days on market $145,000 Active 214 DOM
5. 2026-06-13
   days on market $145,000 Active 212 DOM
6. 2026-06-13
   days on market $145,000 Active 211 DOM
7. 2026-06-10
   days on market $145,000 Active 209 DOM
8. 2026-06-09
   days on market $145,000 Active 208 DOM
9. 2026-06-08
   days on market $145,000 Active 207 DOM
10. 2026-06-07
    days on market $145,000 Active 206 DOM
11. 2026-06-05
    days on market $145,000 Active 203 DOM
12. 2026-06-03
    days on market $145,000 Active 202 DOM
13. 2026-06-03
    days on market $145,000 Active 201 DOM
14. 2026-06-01
    days on market $145,000 Active 200 DOM
15. 2026-05-31
    days on market $145,000 Active 199 DOM
16. 2026-05-14
    status Active 268-char remark

    Show marketing remark (268 chars)

    Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

17. 2026-05-14
    price $145,000 268-char remark

    Show marketing remark (268 chars)

    Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

18. 2026-05-12
    historical 268-char remark

    Show marketing remark (268 chars)

    Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

19. 2026-04-08
    price $149,900 268-char remark

    Show marketing remark (268 chars)

    Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

20. 2025-12-19
    price $152,500 268-char remark

    Show marketing remark (268 chars)

    Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

21. 2025-12-08
    price $154,900 268-char remark

    Show marketing remark (268 chars)

    Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

22. 2025-11-11
    listed $159,900 Active 268-char remark

    Show marketing remark (268 chars)

    Charming 3-bedroom, 2-bath home situated on 1 acre just 1 mile from Lupton School. This property features a comfortable layout with plenty of potential. Perfect for investors or buyers looking to add personal touches and make it their own. Schedule your showing today!

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,555
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$4,218
• Taxable loss: −$1,334
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $1,374/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Carbon Hill

• Score: 62/100
• State rank: #208
• US rank: #16127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,791

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.67%
• Current HPI: 143.3678
• 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

-9.3% since first listed

7 events — show timeline

• 2026-05-14 Relisted — Walker County Area MLS
• 2026-05-14 Price Changed $145,000 Walker County Area MLS
• 2026-05-12 Delisted — Walker County Area MLS
• 2026-04-08 Price Changed $149,900 Walker County Area MLS
• 2025-12-19 Price Changed $152,500 Walker County Area MLS
• 2025-12-08 Price Changed $154,900 Walker County Area MLS
• 2025-11-11 Listed $159,900 Walker County Area MLS