77 E King St · Newton, AL 36352

$139,900

3 bd · 1.0 ba · 2,866 sqft · SingleFamily public records · 235 Days on market

Built 1908 0.53 ac lot $49/sqft · 55% below area ↓ 19% 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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. Areas of Flooring that are not Carpeted; Floors are original Wood. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home would be a great candidate for a ReHab Loan to bring back its original beauty!!

Key facts

• Tall windows
• Gas fireplaces
• Large dining area

Tags

• HIGH CEILINGS
• WIDE FOYER
• TALL WINDOWS
• GAS FIREPLACES
• LARGE DINING AREA
• PRIVATE FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 3.5% in Newton — 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 67/100 on livability (#88 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools C-, health & safety D, amenities F.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($967 loan paydown + $5k appreciation (3.8% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.26% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.56%
• DSCR: 1.65
• GRM: 6.6

CMA / ARV

• ARV (median comp): $310,900
• List price: $139,900
• Delta: -55.00%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 S College St	0.15mi	4/3.0 (+1)	2,788 (-3%)	10mo	$315,000	$113	67
382 College St	0.32mi	3/2.5	2,552 (-11%)	13mo	$170,000	$67	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 2.36×
• Total profit: $53,333
• Equity at exit: $69,506

10-year hold

• IRR: 23.2%
• Equity multiple: 4.58×
• Total profit: $140,041
• Equity at exit: $112,560

Cash invested: $39,172 (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 36352

• Home prices YoY: 1.6%
• Active inventory: 60
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $475

Break-even live

Break-even rent $1,167

Max offer price $139,900

Occupancy floor 68%

Sensitivity live

Price	-10% $555	-5% $515	+0% $475	+5% $436	+10% $396
Rent	-10% $336	-5% $405	+0% $475	+5% $545	+10% $615
Rate	-1.0pp $546	-0.5pp $511	base $475	+0.5pp $439	+1.0pp $402

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $139,900 Active 235 DOM
2. 2026-06-19
   days on market $139,900 Active 233 DOM
3. 2026-06-18
   days on market $139,900 Active 232 DOM
4. 2026-06-17
   days on market $139,900 Active 231 DOM
5. 2026-06-16
   days on market $139,900 Active 230 DOM
6. 2026-06-15
   days on market $139,900 Active 229 DOM
7. 2026-06-14
   days on market $139,900 Active 227 DOM
8. 2026-06-12
   days on market $139,900 Active 226 DOM
9. 2026-06-09
   days on market $139,900 Active 223 DOM
10. 2026-06-08
    days on market $139,900 Active 222 DOM
11. 2026-06-07
    days on market $139,900 Active 221 DOM
12. 2026-06-05
    days on market $139,900 Active 218 DOM
13. 2026-06-03
    days on market $139,900 Active 217 DOM
14. 2026-06-03
    price $139,900 Active 216 DOM
15. 2026-02-25
    price $145,900 628-char remark

    Show marketing remark (575 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home a good candidate for a ReHab Loan which would help bring it back to its once natural beauty!!

16. 2026-02-25
    price $145,900 575-char remark

    Show marketing remark (575 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home a good candidate for a ReHab Loan which would help bring it back to its once natural beauty!!

17. 2026-02-18
    status Active 628-char remark

    Show marketing remark (575 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home a good candidate for a ReHab Loan which would help bring it back to its once natural beauty!!

18. 2026-02-18
    status Active 575-char remark

    Show marketing remark (575 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home a good candidate for a ReHab Loan which would help bring it back to its once natural beauty!!

19. 2025-11-20
    price $159,000 575-char remark

    Show marketing remark (628 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. Areas of Flooring that are not Carpeted; Floors are original Wood. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home would be a great candidate for a ReHab Loan to bring back its original beauty!!

20. 2025-11-20
    price $159,000 628-char remark

    Show marketing remark (628 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. Areas of Flooring that are not Carpeted; Floors are original Wood. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home would be a great candidate for a ReHab Loan to bring back its original beauty!!

21. 2025-10-22
    listed $175,000 Active 575-char remark

    Show marketing remark (628 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. Areas of Flooring that are not Carpeted; Floors are original Wood. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home would be a great candidate for a ReHab Loan to bring back its original beauty!!

22. 2025-10-22
    listed $175,000 Active 628-char remark

    Show marketing remark (628 chars)

    Older/elegant home in the heart of Newton!! Home has high ceilings, a wide Foyer that sweeps from Main Door to rear Door. Areas of Flooring that are not Carpeted; Floors are original Wood. The Formal Livingroom & Dining room are spacious w/ tall Windows that allow a lot of natural light in and both have Gas Fireplaces. Step into the Kitchen that offers large Dining area /Pantry & Closet. All 3 Bdrm's have their own private Full Bath and Bdrm 2 has a Bonus room. Bdrm 1 also has a Fireplace. Home has Front/Rear covered Porches. Home would be a great candidate for a ReHab Loan to bring back its original beauty!!

23. 2022-11-03
    soldstatus $174,400
24. 2022-11-01
    soldstatus $174,400
25. 2022-11-01
    soldstatus $174,400 Closed
26. 2022-11-01
    soldstatus $174,400
27. 2022-09-07
    status Active
28. 2022-08-30
    status Active
29. 2022-08-26
    historical Active Under Contract
30. 2022-07-28
    status Active
31. 2022-07-05
    historical Active Under Contract
32. 2022-04-25
    listed $179,900 Active
33. 2022-04-23
    listed $179,900
34. 2022-04-23
    listed $179,900

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Taxation est. · year 1

• Rental income: $21,226
• − Mortgage interest: −$7,837
• − Property taxes: −$1,561
• − Insurance: −$700
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,070
• Taxable income: $3,663
• Est. tax owed @ 24.0%: −$879
• After-tax cash flow: $4,825/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 of 129 in AL

Livability — Newton

• Score: 67/100
• State rank: #88
• US rank: #11075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, AL
• Population (ZIP): 5,762

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 239.5672
• 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

-18.9% since first listed

20 events — show timeline

• 2026-02-25 Price Changed $145,900 WBR
• 2026-02-25 Price Changed $145,900 SAMLS
• 2026-02-18 Relisted — WBR
• 2026-02-18 Relisted — SAMLS
• 2025-11-20 Price Changed $159,000 SAMLS
• 2025-11-20 Price Changed $159,000 WBR
• 2025-10-22 Listed $175,000 SAMLS
• 2025-10-22 Listed $175,000 WBR
• 2022-11-03 Sold (Public Records) $174,400 Public Records
• 2022-11-01 Sold (MLS) $174,400 MAAR
• 2022-11-01 Sold (MLS) $174,400 SAMLS
• 2022-11-01 Sold (MLS) $174,400 WBR
• 2022-09-07 Relisted — SAMLS
• 2022-08-30 Relisted — SAMLS
• 2022-08-26 Contingent — SAMLS
• 2022-07-28 Relisted — SAMLS
• 2022-07-05 Contingent — SAMLS
• 2022-04-25 Listed $179,900 SAMLS
• 2022-04-23 Listed $179,900 MAAR
• 2022-04-23 Listed $179,900 WBR

Property tax history

+17.0%/yr

Latest (2025): $1,561 · +6.9% YoY. Source: county tax records.