1645 County Road 4411 · Brundidge, AL 36010

$139,900

2 bd · 1.0 ba · 1,242 sqft · SingleFamily public records · 258 Days on market

Built 1965 5.00 ac lot ↓ 4% since listing

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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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.5/10.0
• Livability +2.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Beautiful country setting, mini farm, multiple pecan trees, fenced pastures, house and barn need some TLC but could be a real showplace. House is 2 Bedroom 1 bathroom 1242sqft home sitting on 5 acres. Has an extra room that could be used as a 3rd bedroom.

Key facts

• Fenced pastures
• Multiple pecan trees
• 5 acre lot

Tags

• MULTIPLE PECAN TREES
• FENCED PASTURES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-38 ($-456/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (26.4% below list).
• Recommended offer: $103k (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#484 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: health & safety D, crime F, amenities F.
• Pike County (rural): math 19% / reading 44% proficiency, ranked #68 of 129 in AL (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pike County Elementary School (math 21% / reading 43%, grade F, #331 of 627 statewide, top 57%, 462 students, 84% FRL); Pike County High School (math 21% / reading 39%, grade F, #67 of 305 statewide, top 22%, 493 students, 84% FRL) — zoned schools average 84% FRL vs 67% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 42 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (3.0% local appreciation)).
• Pike County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, 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 258 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% 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 $103,006 (26.4% 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 258 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.4%
• Equity multiple: 1.37×
• Total profit: $14,377
• Equity at exit: $62,905

10-year hold

• IRR: 9.2%
• Equity multiple: 2.39×
• Total profit: $54,519
• Equity at exit: $96,944

Cash invested: $39,172 (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 36010

• Active inventory: 9
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,030 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-38

Break-even live

Break-even rent $1,078

Max offer price $133,185

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $2	+0% $-38	+5% $-78	+10% $-117
Rent	-10% $-119	-5% $-79	+0% $-38	+5% $3	+10% $43
Rate	-1.0pp $32	-0.5pp $-2	base $-38	+0.5pp $-74	+1.0pp $-111

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending
2. 2025-06-05
   soldstatus $135,000
3. 2025-04-07
   historical Active Under Contract
4. 2024-12-06
   listed $139,900 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: $718 · $60/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% 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: $12,361
• − Mortgage interest: −$7,837
• − Property taxes: −$718
• − Insurance: −$700
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$4,070
• Taxable loss: −$2,941
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $250/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: Pike County
• NCES district ID: 0102790
• Math proficiency: 19% ▼ -25.00%
• Reading proficiency: 44% ▲ 5.00%
• Median HH income: $34,318
• Composite: 25.85/100
• National rank: #7348
• State rank: #68 of 129 in AL

Livability — Brundidge

• Score: 53/100
• State rank: #484
• US rank: #24486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,137

Population outlook (Pike County) Hauer SSP2

• Today (2025): 34,683 people
• By 2030: 35,552 · +2.5%
• By 2040: 37,056 · +6.8%
• By 2050: 38,617 · +11.3%
• By 2075: 43,393 · +25.1%
• By 2100: 45,455 · +31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 54% Black 35% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+25.2) · D 37.1% · R 62.2%
• 2008→2024 swing: -9.9pp toward R · 2008: -15.2pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+17.4 2016: R+20.3 2012: R+13.7 2008: R+15.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-3.5% since first listed

4 events — show timeline

• 2026-05-05 Pending — WBR
• 2025-06-05 Sold (Public Records) $135,000 Public Records
• 2025-04-07 Contingent — WBR
• 2024-12-06 Listed $139,900 WBR

Property tax history

+8.6%/yr

Latest (2025): $718 · +7.0% YoY. Source: county tax records.