314 Beverly St · Scottsboro, AL 35768

$195,000

3 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 47 Days on market

Built 1996 0.40 ac lot $156/sqft · at area comps Est $187k · at est. ↓ 5% 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 +15.4/30.0
• ARV discount +5.5/15.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open the door to this charming 3-bedroom, 2-bath home you can truly call your own. This two-owner property has been well-maintained and offers comfort, convenience, and value. Updates include flooring, carpet, paint, roof, HVAC and hot water heater. Enjoy outdoor living with a back deck that includes an extra storage room, plus a separate storage building that remains with the home—perfect for tools, hobbies, or additional space. Even better, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer, making homeownership even more affordable. Come see why you’ll be proud to call this address home!

Key facts

• Back deck
• Extra storage room
• 0.4 acre lot

Tags

• BACK DECK
• EXTRA STORAGE ROOM
• SEPARATE STORAGE BUILDING
• UPDATES INCLUDE FLOORING
• UPDATES INCLUDE CARPET
• UPDATES INCLUDE PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $76 ($910/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 $154k (21.0% below list).
• Recommended offer: $154k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Scottsboro — 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 74/100 on livability (#21 in AL, #4,752 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: employment D+, amenities D-, commute F.
• Scottsboro City (town): math 27% / reading 54% proficiency, ranked #27 of 129 in AL (top 21%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scottsboro High School (math 27% / reading 32%, grade F, #70 of 305 statewide, top 27%, 739 students, 50% FRL).
• Market conditions: 78 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 46 units permitted in Jackson 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 $6k of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $154,082 (21.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.5

CMA / ARV

• ARV (median comp): $186,606
• List price: $195,000
• Delta: 4.50%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Beverly St	0.00mi	3/2.0	1,247 (0%)	1mo	$185,800	$149	95
322 Sharon St	0.08mi	3/2.0	1,260 (+1%)	7mo	$187,000	$148	85
302 Woodall Ln	0.15mi	3/1.5	1,250 (+0%)	11mo	$208,000	$166	82
306 Woodall Ln	0.14mi	3/2.0	1,256 (+1%)	17mo	$184,900	$147	74
524 Thomas St	0.59mi	3/2.0	1,232 (-1%)	14mo	$187,000	$152	55
605 Cedar Hill Dr	0.62mi	3/2.0	1,309 (+5%)	7mo	$135,000	$103	53

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-26,871
• Equity at exit: $29,075

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-17,598
• Equity at exit: $16,860

Cash invested: $54,600 (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 35768

• Home prices YoY: -16.1%
• Active inventory: 78
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $76

Break-even live

Break-even rent $1,445

Max offer price $195,000

Occupancy floor 90%

Sensitivity live

Price	-10% $186	-5% $131	+0% $76	+5% $21	+10% $-35
Rent	-10% $-46	-5% $15	+0% $76	+5% $137	+10% $198
Rate	-1.0pp $174	-0.5pp $125	base $76	+0.5pp $25	+1.0pp $-26

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
314 Beverly St Scottsboro, AL	3.0	2.0	1247	$1,550	$1.24	15d	1	0.03mi
902 Sisk St Scottsboro, AL	4.0	2.0	1400	$1,600	$1.14	15d	1	1.16mi
208 Meadow St Unit B Scottsboro, AL	3.0	2.0	1100	$1,350	$1.23	15d	1	1.23mi

Listing history 5 events

1. 2026-05-04
   status Pending 652-char remark

   Show marketing remark (652 chars)

   Open the door to this charming 3-bedroom, 2-bath home you can truly call your own. This two-owner property has been well-maintained and offers comfort, convenience, and value. Updates include flooring, carpet, paint, roof, HVAC and hot water heater. Enjoy outdoor living with a back deck that includes an extra storage room, plus a separate storage building that remains with the home—perfect for tools, hobbies, or additional space. Even better, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer, making homeownership even more affordable. Come see why you’ll be proud to call this address home!

2. 2026-04-27
   price $195,000 652-char remark

   Show marketing remark (652 chars)

   Open the door to this charming 3-bedroom, 2-bath home you can truly call your own. This two-owner property has been well-maintained and offers comfort, convenience, and value. Updates include flooring, carpet, paint, roof, HVAC and hot water heater. Enjoy outdoor living with a back deck that includes an extra storage room, plus a separate storage building that remains with the home—perfect for tools, hobbies, or additional space. Even better, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer, making homeownership even more affordable. Come see why you’ll be proud to call this address home!

3. 2026-03-20
   status Active 652-char remark

   Show marketing remark (652 chars)

   Open the door to this charming 3-bedroom, 2-bath home you can truly call your own. This two-owner property has been well-maintained and offers comfort, convenience, and value. Updates include flooring, carpet, paint, roof, HVAC and hot water heater. Enjoy outdoor living with a back deck that includes an extra storage room, plus a separate storage building that remains with the home—perfect for tools, hobbies, or additional space. Even better, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer, making homeownership even more affordable. Come see why you’ll be proud to call this address home!

4. 2026-03-09
   status Pending 652-char remark

   Show marketing remark (652 chars)

   Open the door to this charming 3-bedroom, 2-bath home you can truly call your own. This two-owner property has been well-maintained and offers comfort, convenience, and value. Updates include flooring, carpet, paint, roof, HVAC and hot water heater. Enjoy outdoor living with a back deck that includes an extra storage room, plus a separate storage building that remains with the home—perfect for tools, hobbies, or additional space. Even better, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer, making homeownership even more affordable. Come see why you’ll be proud to call this address home!

5. 2026-03-07
   listed $205,000 Active 652-char remark

   Show marketing remark (652 chars)

   Open the door to this charming 3-bedroom, 2-bath home you can truly call your own. This two-owner property has been well-maintained and offers comfort, convenience, and value. Updates include flooring, carpet, paint, roof, HVAC and hot water heater. Enjoy outdoor living with a back deck that includes an extra storage room, plus a separate storage building that remains with the home—perfect for tools, hobbies, or additional space. Even better, the seller is offering $5,000 toward the buyer’s closing costs with an accepted offer, making homeownership even more affordable. Come see why you’ll be proud to call this address home!

ⓘ 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: $451 · $38/mo
• Projected year-2 tax: $800 · $67/mo
• Expected delta: +$349/yr (+$29/mo · 77.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 16% 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: $18,490
• − Mortgage interest: −$10,923
• − Property taxes: −$451
• − Insurance: −$975
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$5,673
• Taxable loss: −$2,490
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,508/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: Scottsboro City
• NCES district ID: 0102940
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 54% ▼ -3.00%
• Median HH income: $38,210
• Composite: 33.67/100
• National rank: #5388
• State rank: #27 of 129 in AL

Livability — Scottsboro

• Score: 74/100
• State rank: #21
• US rank: #4752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Scottsboro, AL
• Population (ZIP): 12,394

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.15%
• Current HPI: 193.1223
• 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

-4.9% since first listed

5 events — show timeline

• 2026-05-04 Pending — VMLS
• 2026-04-27 Price Changed $195,000 VMLS
• 2026-03-20 Relisted — VMLS
• 2026-03-09 Pending — VMLS
• 2026-03-07 Listed $205,000 VMLS

Property tax history

+3.4%/yr

Latest (2025): $451 · +7.6% YoY. Source: county tax records.