105 Belmont Rd · Sweet Water, AL 36736

$123,500

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 107 Days on market

Built 1972 0.37 ac lot $95/sqft · 10% below area Est $168k · 26% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully updated 4-bedroom, 2-bath home offering comfort, space, and natural charm in the heart of Dixons Mills. A recently added spacious master suite provides a personal retreat featuring a relaxing jacuzzi tub and separate standing shower for unwinding after a long day. Throughout the home, you'll find recently installed luxury vinyl plank (LVP) flooring, giving the space a modern, cohesive look while remaining durable and easy to maintain. The living room and kitchen are filled with warm, natural light creating a bright and welcoming atmosphere for both everyday living and entertaining. Step outside and enjoy a generously sized backyard complete with fruit trees that provide seasonal harvests and peaceful outdoor setting.

Key facts

• Master suite
• Fruit trees
• Jacuzzi tub

Tags

• MASTER SUITE
• JACUZZI TUB
• LUXURY VINYL PLANK FLOORING
• GENEROUSLY SIZED BACKYARD
• FRUIT TREES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $124k).
• Recommended offer: $112k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#250 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B+; Watch: employment C-, crime D, amenities F.
• Marengo County (rural): math 20% / reading 43% proficiency, ranked #69 of 129 in AL (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($854 loan paydown + $4k appreciation (3.0% local appreciation)).
• Marengo County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $124k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,385 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 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 1972 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is D 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?
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: 1.05% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $167,662
• List price: $123,500
• Delta: -26.34%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.74×
• Total profit: $25,656
• Equity at exit: $55,531

10-year hold

• IRR: 14.9%
• Equity multiple: 3.21×
• Total profit: $76,300
• Equity at exit: $85,580

Cash invested: $34,580 (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 36736

• Active inventory: 2
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$648
• Tax est. 1.5%: −$154 /mo · $1,852/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $169

Break-even live

Break-even rent $1,080

Max offer price $123,500

Occupancy floor 82%

Sensitivity live

Price	-10% $254	-5% $212	+0% $169	+5% $126	+10% $84
Rent	-10% $67	-5% $118	+0% $169	+5% $220	+10% $271
Rate	-1.0pp $231	-0.5pp $200	base $169	+0.5pp $137	+1.0pp $104

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: $30,875
• Closing costs: $3,705
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $123,500 Active 107 DOM
2. 2026-06-18
   days on market $123,500 Active 106 DOM
3. 2026-06-17
   days on market $123,500 Active 105 DOM
4. 2026-06-16
   days on market $123,500 Active 104 DOM
5. 2026-06-15
   days on market $123,500 Active 103 DOM
6. 2026-06-14
   days on market $123,500 Active 101 DOM
7. 2026-06-12
   days on market $123,500 Active 100 DOM
8. 2026-06-09
   days on market $123,500 Active 97 DOM
9. 2026-06-08
   days on market $123,500 Active 96 DOM
10. 2026-06-07
    days on market $123,500 Active 95 DOM
11. 2026-06-05
    days on market $123,500 Active 93 DOM
12. 2026-06-04
    days on market $123,500 Active 91 DOM
13. 2026-06-02
    days on market $123,500 Active 90 DOM
14. 2026-06-01
    days on market $123,500 Active 89 DOM
15. 2026-05-31
    days on market $123,500 Active 88 DOM
16. 2026-05-31
    days on market $123,500 Active 87 DOM
17. 2026-03-04
    listed $123,500 Active 738-char remark

    Show marketing remark (738 chars)

    Beautifully updated 4-bedroom, 2-bath home offering comfort, space, and natural charm in the heart of Dixons Mills. A recently added spacious master suite provides a personal retreat featuring a relaxing jacuzzi tub and separate standing shower for unwinding after a long day. Throughout the home, you'll find recently installed luxury vinyl plank (LVP) flooring, giving the space a modern, cohesive look while remaining durable and easy to maintain. The living room and kitchen are filled with warm, natural light creating a bright and welcoming atmosphere for both everyday living and entertaining. Step outside and enjoy a generously sized backyard complete with fruit trees that provide seasonal harvests and peaceful outdoor setting.

18. 2022-06-11
    soldstatus $34,000

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,530
• − Mortgage interest: −$6,918
• − Property taxes: −$1,852
• − Insurance: −$618
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,593
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,012/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: Marengo County
• NCES district ID: 0102250
• Math proficiency: 20% ▼ -30.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $33,023
• Composite: 25.73/100
• National rank: #7378
• State rank: #69 of 129 in AL

Livability — Sweet Water

• Score: 61/100
• State rank: #250
• US rank: #17850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,372

Population outlook (Marengo County) Hauer SSP2

• Today (2025): 17,880 people
• By 2030: 16,760 · -6.3%
• By 2040: 14,599 · -18.4%
• By 2050: 12,729 · -28.8%
• By 2075: 9,601 · -46.3%
• By 2100: 7,966 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 17% Native American 3%
• Common ancestry: Slovak 2%

Political lean MEDSL · Marengo

• 2024 margin: Toss-up / Even · D 47.9% · R 51.6%
• 2008→2024 swing: -7.3pp toward R · 2008: 3.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+1.3 2016: D+3.5 2012: D+7.2 2008: D+3.6

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

+263.2% since first listed

2 events — show timeline

• 2026-03-04 Listed $123,500 WAMLS
• 2022-06-11 Sold (Public Records) $34,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $162 · +21.1% YoY. Source: county tax records.