1625 Ridge Dr · Sheffield, AL 35660

$65,000

4 bd · 3.0 ba · 1,578 sqft · SingleFamily public records · 24 Days on market

Built 1947 ↓ 33% 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 +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for an investor, handyman, or buyer looking for a property with tons of potential. Sheffield, Alabama. This spacious home features: 4 Bedrooms, 3 Bathrooms, Huge Backyard, Detached Garage, Basement, Upstairs Living Area, Sun Room. This property needs work and is being sold AS-IS, but it has strong potential as a flip, rental property, or long-term investment. $65,000 Cash OR Owner Financing Available: & acirc; & euro; & cent; $15,000 Down & acirc; & euro; & cent; Approx. $750 & acirc; & euro; & ldquo; $950/month & acirc; & euro; & cent; 5-Year Balloon Buyer responsible for repairs, taxes, and insurance. Serious inquiries

Key facts

• Built 1947
• Listed 24 days

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$203,562) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 5.1% in Sheffield — 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 60/100 on livability (#312 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Sheffield City (suburban): math 12% / reading 34% proficiency, ranked #103 of 129 in AL (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 115 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• 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 $64,025 (1.5% below list)

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.59% ✓
• Cap rate: 23.41%
• Cash-on-cash: 61.15%
• DSCR: 3.72
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $203,562
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1629 Ridge Dr	0.02mi	4/2.5	1,635 (+4%)	1mo	$96,800	$59	91
1621 Oak Grove Blvd	0.06mi	3/2.0 (-1)	1,662 (+5%)	5mo	$128,000	$77	75
1623 Oak Grove Blvd	0.05mi	3/2.0 (-1)	1,692 (+7%)	3mo	$169,000	$100	74
1203 Spruce Cir	0.54mi	3/2.0 (-1)	1,548 (-2%)	0mo	$199,000	$129	62
207 Ford St	0.60mi	3/2.0 (-1)	1,542 (-2%)	6mo	$243,000	$158	54
507 W Eason Ave	0.66mi	4/2.0	1,463 (-7%)	1mo	$230,000	$157	53
302 Meredith Dr	0.68mi	3/2.0 (-1)	1,520 (-4%)	8mo	$264,000	$174	47
3408 E 15th Ave	0.58mi	3/2.0 (-1)	1,400 (-11%)	2mo	$159,000	$114	43
1217 Greer St	0.52mi	3/1.5 (-1)	1,386 (-12%)	2mo	$182,900	$132	43
215 NW Central Ave	0.56mi	3/2.0 (-1)	1,400 (-11%)	4mo	$168,000	$120	43
308 Meredith Dr	0.72mi	3/2.0 (-1)	1,500 (-5%)	8mo	$247,000	$165	43
3508 E 15th Ave	0.59mi	3/1.0 (-1)	1,360 (-14%)	3mo	$47,500	$35	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: 60.0%
• Equity multiple: 3.67×
• Total profit: $48,531
• Equity at exit: $9,692

10-year hold

• IRR: 64.7%
• Equity multiple: 7.50×
• Total profit: $118,304
• Equity at exit: $5,620

Cash invested: $18,200 (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 35660

• Home prices YoY: -29.5%
• Active inventory: 115
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,682 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$34 /mo · $405/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $927

Break-even live

Break-even rent $508

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $964	-5% $946	+0% $927	+5% $909	+10% $891
Rent	-10% $795	-5% $861	+0% $927	+5% $994	+10% $1,060
Rate	-1.0pp $960	-0.5pp $944	base $927	+0.5pp $911	+1.0pp $893

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3112 E 21st Ave Sheffield, AL	4.0	2.0	1890	$1,595	$0.84	44d	1	1.16mi
701 E 18th St Sheffield, AL	4.0	2.5	2000	$1,800	$0.90	44d	1	1.47mi

Listing history 18 events

1. 2026-06-19
   days on market $65,000 Active 24 DOM
2. 2026-06-18
   days on market $65,000 Active 23 DOM
3. 2026-06-17
   days on market $65,000 Active 22 DOM
4. 2026-06-16
   days on market $65,000 Active 21 DOM
5. 2026-06-15
   days on market $65,000 Active 20 DOM
6. 2026-06-14
   days on market $65,000 Active 18 DOM
7. 2026-06-13
   days on market $65,000 Active 17 DOM
8. 2026-06-10
   days on market $65,000 Active 15 DOM
9. 2026-06-09
   days on market $65,000 Active 14 DOM
10. 2026-06-08
    days on market $65,000 Active 13 DOM
11. 2026-06-07
    days on market $65,000 Active 12 DOM
12. 2026-06-05
    days on market $65,000 Active 9 DOM
13. 2026-06-02
    days on market $65,000 Active 7 DOM
14. 2026-06-01
    days on market $65,000 Active 6 DOM
15. 2026-05-31
    days on market $65,000 Active 5 DOM
16. 2026-05-30
    days on market $65,000 Active 4 DOM
17. 2026-05-26
    listed $65,000 Active
18. 2017-11-28
    soldstatus $97,631

ⓘ 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: $405 · $34/mo
• Projected year-2 tax: $405 · $34/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,189
• − Mortgage interest: −$3,641
• − Property taxes: −$405
• − Insurance: −$325
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$1,891
• Taxable income: $10,697
• Est. tax owed @ 24.0%: −$2,567
• After-tax cash flow: $8,562/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: Sheffield City
• NCES district ID: 0103000
• Math proficiency: 12% ▼ -30.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $34,188
• Composite: 18.8/100
• National rank: #8866
• State rank: #103 of 129 in AL

Livability — Sheffield

• Score: 60/100
• State rank: #312
• US rank: #19366

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sheffield, AL
• City population: 9,385
• Population (ZIP): 9,385

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 26% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -74.23%
• Current HPI: 177.3226
• 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

-33.4% since first listed

2 events — show timeline

• 2026-05-26 Listed $65,000 FSBO.com
• 2017-11-28 Sold (Public Records) $97,631 Public Records

Property tax history

+5.6%/yr

Latest (2025): $405 · +6.5% YoY. Source: county tax records.