631 Chancellor St · Coffee Springs, AL 36316

$139,500

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 51 Days on market

Built 1960 1.31 ac lot $103/sqft · 31% below area Est $201k · 31% under ↓ 4% since listing

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Why this score? — see what drove the C 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 +17.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.0/10.0
• DSCR +5.3/10.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and well-maintained 3-bedroom, 1 bathroom home situated on a spacious 1.3-acre lot. This inviting property features a functional layout with all bedrooms and bathroom located at one end of the home for added privacy. Recent updates include a roof approximately 4 years old and new front and back porches. A storage building (8x24) in the backyard provides additional space for tools and toys. This home is a great opportunity for buyers seeking a large lot, value, and move-in-ready convenience. Septic pumped April 2026. Conveniently located approximately 15 miles from Geneva, Samson, Hartford and Enterprise, AL - approximately 20 miles from Ft. Rucker, AL - 30 / 35 miles from Dothan, AL and 80 / 90 miles from Destin, FL and Panama City Beach, FL.

Key facts

• New porches
• Recent updates
• Added privacy

Tags

• SPACIOUS LOT
• RECENT UPDATES
• STORAGE BUILDING
• FUNCTIONAL LAYOUT
• ADDED PRIVACY
• NEW PORCHES

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Front porch

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Storage available on the property
• Laundry & utility: Inside laundry

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 $95 ($1k/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 $116k (16.6% below list).
• Recommended offer: $116k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#440 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment D+, health & safety D, crime F.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Samson Elementary School (math 17% / reading 42%, grade F, #367 of 627 statewide, top 60%, 379 students, 80% FRL); Samson Middle School (math 12% / reading 52%, grade F, #110 of 257 statewide, top 44%, 169 students, 84% FRL); Samson High School (math 5% / reading 5%, grade F, #276 of 305 statewide, top 95%, 189 students, 77% FRL) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-14 pts) — the specific schools serving this property underperform the Geneva County average; the district grade overstates school quality for this exact location.
• Market conditions: 20 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($964 loan paydown + $3k appreciation (2.1% local appreciation)).
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, 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 51 days — a 3% lower offer ($135k) 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,393 (16.6% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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?
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: 0.83% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 10.0

CMA / ARV

• ARV (median comp): $201,066
• List price: $139,500
• Delta: -30.62%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.41×
• Total profit: $15,972
• Equity at exit: $55,501

10-year hold

• IRR: 10.8%
• Equity multiple: 2.46×
• Total profit: $57,124
• Equity at exit: $80,290

Cash invested: $39,060 (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 36316

• Home prices YoY: 1.5%
• Active inventory: 20
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $95

Break-even live

Break-even rent $1,044

Max offer price $139,500

Occupancy floor 87%

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $139,500 Active 51 DOM
2. 2026-06-18
   days on market $139,500 Active 50 DOM
3. 2026-06-17
   days on market $139,500 Active 49 DOM
4. 2026-06-16
   days on market $139,500 Active 48 DOM
5. 2026-06-15
   days on market $139,500 Active 47 DOM
6. 2026-06-14
   days on market $139,500 Active 45 DOM
7. 2026-06-12
   days on market $139,500 Active 44 DOM
8. 2026-06-09
   days on market $139,500 Active 41 DOM
9. 2026-06-08
   days on market $139,500 Active 40 DOM
10. 2026-06-07
    days on market $139,500 Active 39 DOM
11. 2026-06-05
    pricedays on market $139,500 Active 36 DOM
12. 2026-06-03
    days on market $145,000 Active 35 DOM

    Show marketing remark (761 chars)

    Charming and well-maintained 3-bedroom, 1 bathroom home situated on a spacious 1.3-acre lot. This inviting property features a functional layout with all bedrooms and bathroom located at one end of the home for added privacy. Recent updates include a roof approximately 4 years old and new front and back porches. A storage building (8x24) in the backyard provides additional space for tools and toys. This home is a great opportunity for buyers seeking a large lot, value, and move-in-ready convenience. Septic pumped April 2026. Conveniently located approximately 15 miles from Geneva, Samson, Hartford and Enterprise, AL - approximately 20 miles from Ft. Rucker, AL - 30 / 35 miles from Dothan, AL and 80 / 90 miles from Destin, FL and Panama City Beach, FL.

13. 2026-06-02
    days on market $145,000 Active 34 DOM
14. 2026-06-01
    days on market $145,000 Active 33 DOM
15. 2026-05-31
    days on market $145,000 Active 32 DOM
16. 2026-05-30
    days on market $145,000 Active 31 DOM
17. 2026-04-29
    listed $145,000 Active 735-char remark

    Show marketing remark (761 chars)

    Charming and well-maintained 3-bedroom, 1 bathroom home situated on a spacious 1.3-acre lot. This inviting property features a functional layout with all bedrooms and bathroom located at one end of the home for added privacy. Recent updates include a roof approximately 4 years old and new front and back porches. A storage building (8x24) in the backyard provides additional space for tools and toys. This home is a great opportunity for buyers seeking a large lot, value, and move-in-ready convenience. Septic pumped April 2026. Conveniently located approximately 15 miles from Geneva, Samson, Hartford and Enterprise, AL - approximately 20 miles from Ft. Rucker, AL - 30 / 35 miles from Dothan, AL and 80 / 90 miles from Destin, FL and Panama City Beach, FL.

18. 2026-04-29
    listed $145,000 Active 735-char remark

    Show marketing remark (761 chars)

    Charming and well-maintained 3-bedroom, 1 bathroom home situated on a spacious 1.3-acre lot. This inviting property features a functional layout with all bedrooms and bathroom located at one end of the home for added privacy. Recent updates include a roof approximately 4 years old and new front and back porches. A storage building (8x24) in the backyard provides additional space for tools and toys. This home is a great opportunity for buyers seeking a large lot, value, and move-in-ready convenience. Septic pumped April 2026. Conveniently located approximately 15 miles from Geneva, Samson, Hartford and Enterprise, AL - approximately 20 miles from Ft. Rucker, AL - 30 / 35 miles from Dothan, AL and 80 / 90 miles from Destin, FL and Panama City Beach, FL.

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$150/yr (+$12/mo · 35.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $13,967
• − Mortgage interest: −$7,814
• − Property taxes: −$422
• − Insurance: −$698
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$4,058
• Taxable loss: −$1,260
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $1,438/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: Geneva County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Coffee Springs

• Score: 55/100
• State rank: #440
• US rank: #23445

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,199

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 14% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Iranian 2% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 91% English-only · Spanish 6% Korean 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.06%
• Current HPI: 137.6927
• 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

-3.8% since first listed

4 events — show timeline

• 2026-06-04 Price Changed $139,500 SAMLS
• 2026-06-03 Price Changed $139,500 WBR
• 2026-04-29 Listed $145,000 SAMLS
• 2026-04-29 Listed $145,000 WBR

Property tax history

+16.7%/yr

Latest (2025): $422 · +7.0% YoY. Source: county tax records.