5615 Cherrywood Dr · Guntersville, AL 35976

$249,900

3 bd · 2.0 ba · 1,238 sqft · SingleFamily public records · 64 Days on market

Built 1989 0.39 ac lot $202/sqft · 42% above area Est $235k · 6% over

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Why this score? — see what drove the F 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 +6.2/30.0
• ARV discount +4.7/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.5/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A MUST SEE! Charming, move-in ready 3BR/2BA home just minutes from Lake Guntersville. Tucked on a quiet dead-end street, it features fresh paint, updated flooring, an open floor plan, and a spacious primary suite. The full basement offers a 2-car garage plus flexible space for a workshop, office, or activity room. Just a couple miles from the new Target and HomeGoods development and near Sand Mountain Park & Amphitheater. Enjoy a backyard with a whimsical, cabin-like feel. Perfect as a primary home, weekend getaway, or Airbnb investment near the lake!

Key facts

• Open floor plan
• Full basement
• Updated flooring

Tags

• MOVE IN READY
• QUIET DEAD END STREET
• UPDATED FLOORING
• OPEN FLOOR PLAN
• SPACIOUS PRIMARY SUITE
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-450 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (35.3% below list).
• Recommended offer: $162k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 4.1% 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.
• Marshall County (rural): math 14% / reading 38% proficiency, ranked #86 of 129 in AL (top 67%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 467 active listings in the ZIP; 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $172k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $161,638 (35.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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 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. 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?
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: 0.65% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.72%
• DSCR: 0.66
• GRM: 12.9

CMA / ARV

• ARV (median comp): $235,189
• List price: $249,900
• Delta: 6.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4939 Cherrywood Dr	0.15mi	3/2.0	1,350 (+9%)	11mo	$185,000	$137	69
4712 Lloyd	0.23mi	4/2.0 (+1)	1,350 (+9%)	9mo	$235,000	$174	62
6412 Latimer Ave	0.74mi	3/1.0	1,060 (-14%)	4mo	$140,000	$132	34

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: -29.8%
• Equity multiple: 0.01×
• Total profit: $-69,135
• Equity at exit: $37,261

10-year hold

• IRR: -30.9%
• Equity multiple: -0.39×
• Total profit: $-97,013
• Equity at exit: $21,607

Cash invested: $69,972 (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: 12.9×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,748/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-450

Break-even live

Break-even rent $2,186

Max offer price $184,775

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-364	+0% $-450	+5% $-536	+10% $-623
Rent	-10% $-578	-5% $-514	+0% $-450	+5% $-386	+10% $-322
Rate	-1.0pp $-324	-0.5pp $-387	base $-450	+0.5pp $-515	+1.0pp $-581

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $249,900 Active 64 DOM
2. 2026-06-17
   days on market $249,900 Active 63 DOM
3. 2026-06-16
   days on market $249,900 Active 62 DOM
4. 2026-06-15
   days on market $249,900 Active 61 DOM
5. 2026-06-14
   days on market $249,900 Active 59 DOM
6. 2026-06-13
   days on market $249,900 Active 58 DOM
7. 2026-06-10
   days on market $249,900 Active 56 DOM
8. 2026-06-09
   days on market $249,900 Active 55 DOM
9. 2026-06-08
   days on market $249,900 Active 54 DOM
10. 2026-06-07
    days on market $249,900 Active 53 DOM
11. 2026-06-05
    days on market $249,900 Active 50 DOM
12. 2026-06-03
    days on market $249,900 Active 49 DOM
13. 2026-06-02
    days on market $249,900 Active 48 DOM
14. 2026-06-01
    days on market $249,900 Active 47 DOM
15. 2026-05-31
    days on market $249,900 Active 46 DOM
16. 2026-05-30
    days on market $249,900 Active 45 DOM
17. 2026-04-24
    status Active 563-char remark

    Show marketing remark (563 chars)

    A MUST SEE! Charming, move-in ready 3BR/2BA home just minutes from Lake Guntersville. Tucked on a quiet dead-end street, it features fresh paint, updated flooring, an open floor plan, and a spacious primary suite. The full basement offers a 2-car garage plus flexible space for a workshop, office, or activity room. Just a couple miles from the new Target and HomeGoods development and near Sand Mountain Park & Amphitheater. Enjoy a backyard with a whimsical, cabin-like feel. Perfect as a primary home, weekend getaway, or Airbnb investment near the lake!

18. 2026-04-18
    status Pending 563-char remark

    Show marketing remark (563 chars)

    A MUST SEE! Charming, move-in ready 3BR/2BA home just minutes from Lake Guntersville. Tucked on a quiet dead-end street, it features fresh paint, updated flooring, an open floor plan, and a spacious primary suite. The full basement offers a 2-car garage plus flexible space for a workshop, office, or activity room. Just a couple miles from the new Target and HomeGoods development and near Sand Mountain Park & Amphitheater. Enjoy a backyard with a whimsical, cabin-like feel. Perfect as a primary home, weekend getaway, or Airbnb investment near the lake!

19. 2026-04-08
    listed $249,900 Active 563-char remark

    Show marketing remark (563 chars)

    A MUST SEE! Charming, move-in ready 3BR/2BA home just minutes from Lake Guntersville. Tucked on a quiet dead-end street, it features fresh paint, updated flooring, an open floor plan, and a spacious primary suite. The full basement offers a 2-car garage plus flexible space for a workshop, office, or activity room. Just a couple miles from the new Target and HomeGoods development and near Sand Mountain Park & Amphitheater. Enjoy a backyard with a whimsical, cabin-like feel. Perfect as a primary home, weekend getaway, or Airbnb investment near the lake!

20. 2026-01-11
    listed $259,900 Active
21. 2025-10-20
    soldstatus $171,500 Sold
22. 2025-10-20
    soldstatus $171,500
23. 2025-09-24
    status Pending
24. 2025-09-05
    listed $189,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $19,397
• − Mortgage interest: −$13,998
• − Property taxes: −$3,748
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$7,270
• Taxable loss: −$9,973
• Est. tax savings @ 24.0%: +$2,394
• After-tax cash flow: $-3,007/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: Marshall County
• NCES district ID: 0100006
• Math proficiency: 14% ▼ -26.00%
• Reading proficiency: 38% ▲ 2.00%
• Median HH income: $40,439
• Composite: 21.88/100
• National rank: #8234
• State rank: #86 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

• 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

+32.2% since first listed

8 events — show timeline

• 2026-04-24 Relisted — VMLS
• 2026-04-18 Pending — VMLS
• 2026-04-08 Listed $249,900 VMLS
• 2026-01-11 Listed $259,900 VMLS
• 2025-10-20 Sold (Public Records) $171,500 Public Records
• 2025-10-20 Sold (MLS) $171,500 VMLS
• 2025-09-24 Pending — VMLS
• 2025-09-05 Listed $189,000 VMLS