1025 Morrow Ave · Elba, AL 36323

$133,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 42 Days on market

Built 1959 0.49 ac lot $107/sqft · 24% above area Est $126k · 6% over ↓ 4% since listing

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Why this score? — see what drove the F 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 +8.2/30.0
• Appreciation +7.0/10.0
• ARV discount +4.9/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Schools +1.9/10.0
• 1% rule +1.4/10.0

Listing remarks

This home boast of potential and with a little TLC make it your own. This 3 br 2 bth residence offers an ideal space for you to create the home of your dreams. Hard wood flooring gracing the main living areas and bedrooms. The kitchen and dining spaces offer a rustic charm with their distinctive knotted pine walls and cabinetry. Laundry room is conveniently located right inside the carport. Out back find a generously sized yard featuring an additional storage building. This property is situated in a friendly community with convenient access to local shopping. The seller provides flexibility: opt for a generous flooring/appliance allowance upon an accepted offer or acquire the property in it

Key facts

• Hard wood flooring
• Knotted pine walls
• 0.49 acre lot

Tags

• HARD WOOD FLOORING
• KNOTTED PINE WALLS
• GENEROUSLY SIZED YARD
• ADDITIONAL STORAGE BUILDING

Property features AI

Exterior

• Parking: Garage with garage door opener; Attached carport; 1-car carport space
• Utilities: Cable available; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Covered porch; Level lot; City lot; Paved road access

Interior

• Flooring: Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Central heating; Electric heating; Central electric cooling (central air)
• Interior features: Electric water heater; Laminate and wood flooring; Porch (covered)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (36.1% below list).
• Recommended offer: $85k (36.1% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 2.8% in Elba — 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 59/100 on livability (#322 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, crime F, amenities F.
• Elba City (rural): math 13% / reading 34% proficiency, ranked #102 of 129 in AL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Elba Elementary School (math 17% / reading 42%, grade F, #367 of 627 statewide, top 60%, 433 students, 66% FRL); Elba High School (math 8% / reading 27%, grade F, #190 of 305 statewide, top 63%, 252 students, 69% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 46 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($920 loan paydown + $5k appreciation (4.0% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($129k) 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $85,000 (36.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.98%
• DSCR: 0.82
• GRM: 13.0

CMA / ARV

• ARV (median comp): $125,652
• List price: $133,000
• Delta: 5.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
934 Sunset Blvd	0.31mi	3/1.0	1,330 (+7%)	5mo	$60,000	$45	66
933 Sunset Blvd	0.28mi	2/1.0 (-1)	1,175 (-5%)	14mo	$120,000	$102	57

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

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.42×
• Total profit: $15,486
• Equity at exit: $67,670

10-year hold

• IRR: 9.2%
• Equity multiple: 2.54×
• Total profit: $57,346
• Equity at exit: $110,869

Cash invested: $37,240 (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 36323

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $850 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$42 /mo · $506/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $-124

Break-even live

Break-even rent $1,006

Max offer price $111,178

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-86	+0% $-124	+5% $-161	+10% $-199
Rent	-10% $-191	-5% $-157	+0% $-124	+5% $-90	+10% $-56
Rate	-1.0pp $-57	-0.5pp $-90	base $-124	+0.5pp $-158	+1.0pp $-193

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: $33,250
• Closing costs: $3,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1033 Morrow Ave Elba, AL	2.0	1.0	852	$850	$1.00	45d	1	0.02mi

Listing history 21 events

1. 2026-06-22
   days on market $133,000 Active 42 DOM
2. 2026-06-21
   days on market $133,000 Active 41 DOM
3. 2026-06-19
   days on market $133,000 Active 39 DOM
4. 2026-06-18
   days on market $133,000 Active 38 DOM
5. 2026-06-17
   days on market $133,000 Active 37 DOM
6. 2026-06-16
   days on market $133,000 Active 36 DOM
7. 2026-06-15
   days on market $133,000 Active 35 DOM
8. 2026-06-14
   days on market $133,000 Active 33 DOM
9. 2026-06-12
   days on market $133,000 Active 32 DOM
10. 2026-06-09
    days on market $133,000 Active 29 DOM
11. 2026-06-08
    days on market $133,000 Active 28 DOM
12. 2026-06-07
    days on market $133,000 Active 27 DOM
13. 2026-06-07
    days on market $133,000 Active 26 DOM
14. 2026-06-04
    days on market $133,000 Active 23 DOM
15. 2026-06-02
    days on market $133,000 Active 22 DOM
16. 2026-06-01
    days on market $133,000 Active 21 DOM
17. 2026-05-31
    days on market $133,000 Active 20 DOM
18. 2026-05-31
    days on market $133,000 Active 19 DOM
19. 2026-05-11
    listed $133,000 Active 723-char remark
20. 2026-04-13
    price $138,000
21. 2026-01-21
    listed $139,000 Active

ⓘ 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: $506 · $42/mo
• Projected year-2 tax: $545 · $45/mo
• Expected delta: +$40/yr (+$3/mo · 7.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $10,200
• − Mortgage interest: −$7,450
• − Property taxes: −$506
• − Insurance: −$665
• − Repairs & maintenance: −$816
• − Management: −$816
• − Depreciation: −$3,869
• Taxable loss: −$3,922
• Est. tax savings @ 24.0%: +$941
• After-tax cash flow: $-541/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: Elba City
• NCES district ID: 0101260
• Math proficiency: 13% ▼ -29.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $33,062
• Composite: 19.11/100
• National rank: #8836
• State rank: #102 of 129 in AL

Livability — Elba

• Score: 59/100
• State rank: #322
• US rank: #19856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elba, AL
• City population: 8,033
• Population (ZIP): 8,033

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 53,133 people
• By 2030: 53,832 · +1.3%
• By 2040: 54,504 · +2.6%
• By 2050: 54,289 · +2.2%
• By 2075: 51,175 · -3.7%
• By 2100: 46,793 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -9.0pp toward R · 2008: -48.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.1 2016: R+56.7 2012: R+49.4 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 150.5884
• 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

-4.3% since first listed

3 events — show timeline

• 2026-05-11 Listed $133,000 WBR
• 2026-04-13 Price Changed $138,000 WBR
• 2026-01-21 Listed $139,000 WBR

Property tax history

+9.7%/yr

Latest (2025): $506 · +3.3% YoY. Source: county tax records.