877 Highland St · Boaz, AL 35957

$105,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily public records

Built 1982 0.27 ac lot Est $209k · 50% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

House sold as is

Key facts

• 0.27 acre lot

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Cap rate 12.2% vs local median 4.3% in Boaz — 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 61/100 on livability (#233 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: crime C-, employment D+, amenities F.
• Boaz City (town): math 28% / reading 44% proficiency, ranked #43 of 129 in AL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Boaz Elementary School (523 students, 64% FRL); Boaz Middle School (math 22% / reading 49%, grade F, #81 of 257 statewide, top 33%, 518 students, 76% FRL); Boaz High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 714 students, 70% FRL).
• Market conditions: 87 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $208,980
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
877 Highland St	0.00mi	3/2.0	1,600 (-1%)	1mo	$105,000	$66	97
403 Garmon Ave	0.10mi	3/2.0	1,538 (-5%)	1mo	$142,900	$93	86
609 Idlewild St	0.33mi	4/2.5 (+1)	1,516 (-6%)	4mo	$169,900	$112	63
917 Marjorie St	0.55mi	3/2.5	1,705 (+5%)	1mo	$219,900	$129	63
401 Woodley Ter	0.67mi	3/2.0	1,550 (-4%)	1mo	$189,900	$123	61
204 Maple Ave	0.49mi	3/2.0	1,478 (-9%)	3mo	$285,000	$193	60
420 Brown St	0.54mi	3/2.0	1,476 (-9%)	2mo	$240,000	$163	58
609 Elder St	0.61mi	3/2.0	1,532 (-5%)	6mo	$206,000	$134	57
905 Snowden Cir	0.53mi	3/2.0	1,843 (+14%)	5mo	$208,000	$113	48
735 Mcville Rd	0.64mi	3/2.0	1,800 (+11%)	9mo	$210,000	$117	44
434 Mcville Rd	0.67mi	3/2.0	1,860 (+15%)	1mo	$375,000	$202	44
817 Maggie Dr	0.69mi	4/2.0 (+1)	1,380 (-15%)	2mo	$188,750	$137	36

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $15,975
• Equity at exit: $15,656

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $56,410
• Equity at exit: $9,078

Cash invested: $29,400 (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 35957

• Home prices YoY: -10.6%
• Active inventory: 87
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$105 /mo · $1,263/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $518

Break-even live

Break-even rent $886

Max offer price $105,000

Occupancy floor 61%

Sensitivity live

Price	-10% $577	-5% $548	+0% $518	+5% $488	+10% $458
Rent	-10% $396	-5% $457	+0% $518	+5% $579	+10% $640
Rate	-1.0pp $571	-0.5pp $545	base $518	+0.5pp $491	+1.0pp $463

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-09
   historical
2. 2026-04-09
   listed $105,000

ⓘ 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: $1,263 · $105/mo
• Projected year-2 tax: $1,263 · $105/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $18,493
• − Mortgage interest: −$5,882
• − Property taxes: −$1,263
• − Insurance: −$525
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$3,055
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $5,060/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: Boaz City
• NCES district ID: 0100012
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $35,599
• Composite: 29.74/100
• National rank: #6442
• State rank: #43 of 129 in AL

Livability — Boaz

• Score: 61/100
• State rank: #233
• US rank: #17318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boaz, AL
• Population (ZIP): 16,672

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 (73%)
• Race & ethnicity: White 73% Hispanic / Latino 22% Two or more races 6% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 83% English-only · Spanish 15% Other Indo-European 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: ▼ -29.42%
• Current HPI: 249.5829
• 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

2 events — show timeline

• 2026-04-09 Delisted — VMLS
• 2026-04-09 Listed $105,000 VMLS

Property tax history

+11.0%/yr

Latest (2025): $1,263 · +6.9% YoY. Source: county tax records.