1685 Blue Rd · Vina, AL 35593

$121,500

3 bd · 2.0 ba · 1,770 sqft · SingleFamily public records · 61 Days on market

Built 1987 $69/sqft · 60% below area

---

Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +4.1/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

This nice rustic 3 bedroom, 2 bath home has a large open living space. Living area, dining area and kitchen gives plenty of space for large family gatherings. It is situated on approximately 2.9 acres per county information. The front porch and rear covered patio provides a nice area to relax and listen to the birds and animals. HUD Homes are sold ''AS IS''. www. hudhomestore. gov Property sold as-is. Buyer to verify condition and utilities. FHA Financing IN. Property is owned by the U. S. Department of Housing and Urban Development (HUD) Case # 013-009910. HUD homes are sold "As-Is. " The seller makes no representations or warranties as to property condition. . Pre-1978 properties may include Lead-Based Paint notices. Equal Housing Opportunity. Right of redemption may apply. The seller may contribute up to 3 percent of buyer closing costs upon buyer request.

Key facts

• Front porch
• Rear covered patio
• 2 garage spots

Tags

• LARGE OPEN LIVING SPACE
• FRONT PORCH
• REAR COVERED PATIO
• APPROXIMATELY 2.9 ACRES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $138 ($2k/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 $109k (10.2% below list).
• Recommended offer: $109k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#349 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime F.
• Franklin County (rural): math 17% / reading 36% proficiency, ranked #84 of 129 in AL (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 15 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $840 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $40k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,072 (10.2% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 10% 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. 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?
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: 0.90% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (median comp): $315,898
• List price: $121,500
• Delta: -61.54%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.87×
• Total profit: $-4,415
• Equity at exit: $25,094

10-year hold

• IRR: 4.5%
• Equity multiple: 1.39×
• Total profit: $13,155
• Equity at exit: $22,889

Cash invested: $34,020 (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 35593

• Home prices YoY: -1.1%
• Active inventory: 13
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,091 medium
• Mortgage (P&I): −$637
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $138

Break-even live

Break-even rent $916

Max offer price $121,500

Occupancy floor 82%

Sensitivity live

Price	-10% $206	-5% $172	+0% $138	+5% $103	+10% $69
Rent	-10% $52	-5% $95	+0% $138	+5% $181	+10% $224
Rate	-1.0pp $199	-0.5pp $169	base $138	+0.5pp $106	+1.0pp $74

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $121,500 Active 61 DOM
2. 2026-06-19
   days on market $121,500 Active 59 DOM
3. 2026-06-18
   days on market $121,500 Active 58 DOM
4. 2026-06-17
   days on market $121,500 Active 57 DOM
5. 2026-06-16
   days on market $121,500 Active 56 DOM
6. 2026-06-15
   days on market $121,500 Active 55 DOM
7. 2026-06-14
   days on market $121,500 Active 53 DOM
8. 2026-06-13
   days on market $121,500 Active 52 DOM
9. 2026-06-10
   days on market $121,500 Active 50 DOM
10. 2026-06-09
    days on market $121,500 Active 49 DOM
11. 2026-06-08
    days on market $121,500 Active 48 DOM
12. 2026-06-07
    pricedays on market $121,500 Active 47 DOM
13. 2026-06-05
    days on market $162,000 Active 44 DOM
14. 2026-06-03
    days on market $162,000 Active 43 DOM
15. 2026-06-02
    days on market $162,000 Active 42 DOM
16. 2026-06-01
    days on market $162,000 Active 41 DOM
17. 2026-05-31
    days on market $162,000 Active 40 DOM
18. 2026-05-30
    days on market $162,000 Active 39 DOM
19. 2026-04-21
    listed $162,000 Active 881-char remark

    Show marketing remark (881 chars)

    This nice rustic 3 bedroom, 2 bath home has a large open living space. Living area, dining area and kitchen gives plenty of space for large family gatherings. It is situated on approximately 2.9 acres per county information. The front porch and rear covered patio provides a nice area to relax and listen to the birds and animals. HUD Homes are sold ''AS IS''. www. hudhomestore. gov Property sold as-is. Buyer to verify condition and utilities. FHA Financing IN. Property is owned by the U. S. Department of Housing and Urban Development (HUD) Case # 013-009910. HUD homes are sold "As-Is. " The seller makes no representations or warranties as to property condition. . Pre-1978 properties may include Lead-Based Paint notices. Equal Housing Opportunity. Right of redemption may apply. The seller may contribute up to 3 percent of buyer closing costs upon buyer request.

20. 2022-09-27
    soldstatus $137,500
21. 2022-09-23
    soldstatus $137,500 Closed 243-char remark

    Show marketing remark (243 chars)

    Peaceful Country Living! Updated home sits on 2.9 acres in rural Franklin County. Home is built of Cyprus wood and brick. Seller states square footage is 1842. There is a covered carport on concrete slab next to the house and an outbuilding.

22. 2022-07-01
    listed $154,900 Active 243-char remark

    Show marketing remark (243 chars)

    Peaceful Country Living! Updated home sits on 2.9 acres in rural Franklin County. Home is built of Cyprus wood and brick. Seller states square footage is 1842. There is a covered carport on concrete slab next to the house and an outbuilding.

23. 2015-03-11
    soldstatus $95,279

ⓘ 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: $434 · $36/mo
• Projected year-2 tax: $498 · $42/mo
• Expected delta: +$64/yr (+$5/mo · 14.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,089
• − Mortgage interest: −$6,806
• − Property taxes: −$434
• − Insurance: −$608
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$3,535
• Taxable loss: −$388
• Est. tax savings @ 24.0%: +$93
• After-tax cash flow: $1,745/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: Franklin County
• NCES district ID: 0101590
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $37,979
• Composite: 22.08/100
• National rank: #8187
• State rank: #84 of 129 in AL

Livability — Vina

• Score: 58/100
• State rank: #349
• US rank: #20739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,522

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 31,545 people
• By 2030: 31,335 · -0.7%
• By 2040: 30,983 · -1.8%
• By 2050: 30,744 · -2.5%
• By 2075: 30,173 · -4.3%
• By 2100: 29,478 · -6.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+73.3) · D 13.0% · R 86.2%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.2pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+65.9 2016: R+60.8 2012: R+40.5 2008: R+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.74%
• Current HPI: 162.7623
• 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

+70.0% since first listed

5 events — show timeline

• 2026-04-21 Listed $162,000 Walker County Area MLS
• 2022-09-27 Sold (Public Records) $137,500 Public Records
• 2022-09-23 Sold (MLS) $137,500 SAARMLS
• 2022-07-01 Listed $154,900 SAARMLS
• 2015-03-11 Sold (Public Records) $95,279 Public Records

Property tax history

+5.6%/yr

Latest (2025): $434 · +5.1% YoY. Source: county tax records.