765 County Road 24 · Crossville, AL 35962

$204,900

3 bd · 1.0 ba · 1,820 sqft · SingleFamily public records · 4 Days on market

Built 1968 1.00 ac lot $113/sqft · 46% below area Est $408k · 50% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.8/30.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.0/10.0
• 1% rule +0.4/10.0

Listing remarks

Welcome to country living with this beautiful 1954 sq ft brick home situated on 1 acre! This spacious property offers 3 bedrooms, 2 bathrooms, plus an additional room perfect for a 4th bedroom, home office, or play room. Inside you'll find fresh paint, recently remodeled bathrooms and a comfortable layout for everyday living. Enjoy peaceful surroundings, open space, and the charm of a quiet country setting while still being convenient to nearby amenities. Don't miss your chance to own this move-in-ready home with room to spread out!

Key facts

• 1 acre lot
• 2 parking spots
• Built 1968

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2-space carport; Concrete driveway
• Utilities: Public water; Septic sewer; Electric cooling/heating
• Home design: Single-family residence; One-story; Built in 1968; Brick construction
• Construction: Brick exterior
• Exterior features: 1.00 acre lot; Public water; Septic tank

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric cooling
• Interior features: 11 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (27.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (45.6% below list).
• Recommended offer: $111k (45.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.9% in Crossville — 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 64/100 on livability (#171 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossville Elementary School (math 17% / reading 27%, grade F, #442 of 627 statewide, top 72%, 578 students, 94% FRL); Crossville Middle School (math 8% / reading 20%, grade F, #209 of 257 statewide, top 82%, 790 students, 82% FRL); Crossville High School (math 8% / reading 17%, grade F, #238 of 305 statewide, top 79%, 657 students, 77% FRL) — zoned schools average 84% FRL vs 59% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 34 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (3.6% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,388 (45.6% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.54% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 15.3

CMA / ARV

• ARV (median comp): $407,623
• List price: $204,900
• Delta: -49.73%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
765 County Road 24	0.00mi	3/2.0	1,953 (+7%)	0mo	$217,000	$111	84

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

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.2%
• Equity multiple: 1.19×
• Total profit: $11,141
• Equity at exit: $99,632

10-year hold

• IRR: 6.4%
• Equity multiple: 2.04×
• Total profit: $59,740
• Equity at exit: $159,651

Cash invested: $57,372 (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 35962

• Home prices YoY: 1.4%
• Active inventory: 34
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$42 /mo · $499/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-322

Break-even live

Break-even rent $1,521

Max offer price $148,103

Occupancy floor —

Sensitivity live

Price	-10% $-206	-5% $-264	+0% $-322	+5% $-380	+10% $-438
Rent	-10% $-410	-5% $-366	+0% $-322	+5% $-278	+10% $-234
Rate	-1.0pp $-218	-0.5pp $-269	base $-322	+0.5pp $-375	+1.0pp $-429

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending 542-char remark
2. 2026-05-07
   listed $204,900 Active 542-char remark

ⓘ 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: $499 · $42/mo
• Projected year-2 tax: $840 · $70/mo
• Expected delta: +$341/yr (+$28/mo · 68.3%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,367
• − Mortgage interest: −$11,478
• − Property taxes: −$499
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$5,961
• Taxable loss: −$7,734
• Est. tax savings @ 24.0%: +$1,856
• After-tax cash flow: $-2,002/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: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Crossville

• Score: 64/100
• State rank: #171
• US rank: #14863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crossville, AL
• Population (ZIP): 8,211

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 19% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Lithuanian 3% Scottish 2% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 257.6999
• 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

2 events — show timeline

• 2026-05-12 Pending — VMLS
• 2026-05-07 Listed $204,900 VMLS

Property tax history

+3.8%/yr

Latest (2025): $499 · -1.1% YoY. Source: county tax records.