2050 Highway 85 · Daleville, AL 36322

$176,500

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 82 Days on market

Built 1984 Good condition 0.43 ac lot $123/sqft · 9% above area Est $162k · 9% over

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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).

• Cash flow +10.3/30.0
• Appreciation +10.0/10.0
• Condition / age +4.0/5.0
• ARV discount +3.4/15.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

Key facts

• Split floor plan
• Huge backyard
• Sunroom

Tags

• MOVE IN READY
• CONVENIENT LOCATION
• SPLIT FLOOR PLAN
• HUGE BACKYARD
• SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $176k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-98 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (19.5% below list).
• Recommended offer: $142k (19.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#278 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety D, schools F, amenities F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 3 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,034 (19.5% 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 82 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $161,847
• List price: $176,500
• Delta: 9.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Skyline Dr	0.12mi	3/2.0	1,508 (+5%)	6mo	$160,000	$106	82
101 Apache Dr	0.19mi	3/2.0	1,364 (-5%)	12mo	$159,900	$117	72
96 Blackhawk Dr	0.14mi	3/2.0	1,626 (+13%)	1mo	$212,000	$130	72
102 Patricia Ln	0.30mi	3/2.0	1,296 (-10%)	5mo	$148,900	$115	65
233 Skyline Dr	0.50mi	3/2.0	1,323 (-8%)	8mo	$175,000	$132	56
107 Patricia Ln	0.27mi	3/2.0	1,300 (-10%)	20mo	$150,000	$115	55

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $89,927
• Equity at exit: $159,005

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $269,754
• Equity at exit: $342,901

Cash invested: $49,420 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,420 medium
• Mortgage (P&I): −$926
• Tax est. 1.5%: −$221 /mo · $2,648/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-98

Break-even live

Break-even rent $1,544

Max offer price $162,365

Occupancy floor —

Sensitivity live

Price	-10% $24	-5% $-37	+0% $-98	+5% $-159	+10% $-220
Rent	-10% $-210	-5% $-154	+0% $-98	+5% $-42	+10% $15
Rate	-1.0pp $-9	-0.5pp $-53	base $-98	+0.5pp $-143	+1.0pp $-190

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: $44,125
• Closing costs: $5,295
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Abigail Ct Daleville, AL	4.0	2.0	1750	$1,600	$0.91	44d	1	0.92mi
222 Myrtle St Daleville, AL	3.0	2.0	1150	$1,100	$0.96	44d	1	1.05mi

Listing history 13 events

1. 2026-06-03
   status $176,500 Pending 82 DOM
2. 2026-06-02
   days on market $176,500 Active Under Contract 82 DOM
3. 2026-06-01
   days on market $176,500 Active Under Contract 81 DOM
4. 2026-05-31
   days on market $176,500 Active Under Contract 80 DOM
5. 2026-05-30
   days on market $176,500 Active Under Contract 79 DOM
6. 2026-05-13
   historical Active Under Contract 813-char remark

   Show marketing remark (813 chars)

   Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

7. 2026-04-15
   price $176,500 813-char remark

   Show marketing remark (813 chars)

   Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

8. 2026-04-15
   status Active 813-char remark

   Show marketing remark (813 chars)

   Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

9. 2026-04-13
   historical Active Under Contract 813-char remark

   Show marketing remark (813 chars)

   Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

10. 2026-04-03
    status Active 813-char remark

    Show marketing remark (813 chars)

    Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

11. 2026-04-03
    price $175,000 813-char remark

    Show marketing remark (813 chars)

    Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

12. 2026-03-17
    historical Active Under Contract 813-char remark

    Show marketing remark (813 chars)

    Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

13. 2026-03-12
    listed $172,000 Active 813-char remark

    Show marketing remark (813 chars)

    Nice listing in Daleville, Alabama! Home now has a NEW ROOF! The property has new LVP in the main living areas, New carpet in the bedrooms, some new doors and freshly painted throughout. Move in ready and priced to move quickly! If you're looking for a well kept home with plenty of space and a convenient location near Fort Rucker and Dothan, this one is a must see. This charming 3 bedroom, 2 bath home features a split floor plan and offers over 1,400 square feet of living space. Enjoy relaxing mornings or entertaining guests in the beautiful sunroom—a bright and inviting bonus space, currently shown with an AI generated virtual setting. This space is not included in the total square footage. Step outside to a huge backyard, perfect for gatherings, pets, gardening, or simply enjoying the outdoors.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $17,044
• − Mortgage interest: −$9,887
• − Property taxes: −$2,648
• − Insurance: −$882
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$5,135
• Taxable loss: −$4,234
• Est. tax savings @ 24.0%: +$1,016
• After-tax cash flow: $-156/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in ready home features new updates throughout, including a new roof, HVAC system, and flooring, making it an attractive option for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both painting — fresh paint improves aesthetics and value
• Both HVAC system — new HVAC system improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both painting — fresh paint improves aesthetics and value ↑
• Both HVAC system — new HVAC system improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Daleville

• Score: 61/100
• State rank: #278
• US rank: #18463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daleville, AL
• County: Dale County · 7,959 people
• City population: 7,740
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 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: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

+2.6% since first listed

8 events — show timeline

• 2026-05-13 Contingent — WBR
• 2026-04-15 Price Changed $176,500 WBR
• 2026-04-15 Relisted — WBR
• 2026-04-13 Contingent — WBR
• 2026-04-03 Relisted — WBR
• 2026-04-03 Price Changed $175,000 WBR
• 2026-03-17 Contingent — WBR
• 2026-03-12 Listed $172,000 WBR