103 County Road 166 · Stevenson, AL 35772

$40,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 119 Days on market

Built 1950 0.80 ac lot ↓ 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
• Appreciation +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

House is "Sold As Is". Calling all investors or DIY enthusiasts! This diamond in the rough is waiting for the right vision.

Key facts

• 0.8 acre lot
• Built 1950
• Listed 119 days

Property features AI

Finance

• Other: Located in the Metes and Bounds subdivision
• HOA & community: No homeowners association

Exterior

• Parking: Driveway (dirt)
• Utilities: Septic tank sewer
• Home design: Single-family residence; One story; Built in 1950
• Construction: 1950 construction
• Exterior features: 0.8-acre lot; Unpaved dirt driveway

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#282 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Jackson County (rural): math 20% / reading 41% proficiency, ranked #70 of 129 in AL (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stevenson Elementary School (math 22% / reading 37%, grade F, #367 of 627 statewide, top 60%, 354 students, 65% FRL); Stevenson Middle School (math 8% / reading 33%, grade F, #191 of 257 statewide, top 74%, 255 students, 66% FRL); North Jackson High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 418 students, 70% FRL).
• Market conditions: 20 active listings in the ZIP; 46 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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.
• At projected returns (-2.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,400 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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. 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: 2.10% ✓
• Cap rate: 19.13%
• Cash-on-cash: 45.86%
• DSCR: 3.04
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.7%
• Equity multiple: 2.92×
• Total profit: $21,541
• Equity at exit: $6,786

10-year hold

• IRR: 49.2%
• Equity multiple: 5.86×
• Total profit: $54,484
• Equity at exit: $4,888

Cash invested: $11,200 (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 35772

• Home prices YoY: -1.2%
• Active inventory: 20
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$10 /mo · $126/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $428

Break-even live

Break-even rent $300

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $451	-5% $439	+0% $428	+5% $417	+10% $405
Rent	-10% $362	-5% $395	+0% $428	+5% $461	+10% $495
Rate	-1.0pp $448	-0.5pp $438	base $428	+0.5pp $418	+1.0pp $407

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $40,000 Active 119 DOM
2. 2026-06-17
   days on market $40,000 Active 118 DOM
3. 2026-06-16
   days on market $40,000 Active 117 DOM
4. 2026-06-15
   days on market $40,000 Active 116 DOM
5. 2026-06-14
   days on market $40,000 Active 114 DOM
6. 2026-06-10
   days on market $40,000 Active 111 DOM
7. 2026-06-09
   days on market $40,000 Active 110 DOM
8. 2026-06-08
   days on market $40,000 Active 109 DOM
9. 2026-06-07
   days on market $40,000 Active 108 DOM
10. 2026-06-03
    days on market $40,000 Active 104 DOM
11. 2026-06-02
    days on market $40,000 Active 103 DOM
12. 2026-06-01
    days on market $40,000 Active 102 DOM
13. 2026-05-31
    days on market $40,000 Active 101 DOM
14. 2026-05-30
    days on market $40,000 Active 100 DOM
15. 2026-04-09
    price $40,000
16. 2026-02-19
    listed $60,000 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: $126 · $10/mo
• Projected year-2 tax: $164 · $14/mo
• Expected delta: +$38/yr (+$3/mo · 30.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,101
• − Mortgage interest: −$2,241
• − Property taxes: −$126
• − Insurance: −$200
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$1,164
• Taxable income: $4,754
• Est. tax owed @ 24.0%: −$1,141
• After-tax cash flow: $3,995/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: Jackson County
• NCES district ID: 0101830
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,886
• Composite: 25.28/100
• National rank: #7490
• State rank: #70 of 129 in AL

Livability — Stevenson

• Score: 60/100
• State rank: #282
• US rank: #18595

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,847

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 10% Black 9% Two or more races 6%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

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: ▼ -2.54%
• Current HPI: 207.1491
• 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

-33.3% since first listed

2 events — show timeline

• 2026-04-09 Price Changed $40,000 VMLS
• 2026-02-19 Listed $60,000 VMLS

Property tax history

+19.4%/yr

Latest (2025): $126 · +6.6% YoY. Source: county tax records.