2102 65th St · Valley, AL 36854

$90,000

2 bd · 1.0 ba · 1,540 sqft · SingleFamily public records · 10 Days on market

Built 1904

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors and rehab enthusiasts! This 1924 home sits on approximately 0.65 acres and offers over 1,500 square feet of potential. With solid bones, original hardwood floors, and a spacious lot, this property is primed for a renovation project, rental portfolio addition, or fix-and-flip opportunity. Conveniently located in Valley with easy access to local amenities, this is your chance to add value and build equity. Property sold as-is. Bring your vision and make it shine!

Key facts

• Spacious lot
• Parking
• Built 1904

Tags

• ORIGINAL HARDWOOD FLOORS
• SPACIOUS LOT
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Off-street parking; One carport space
• Security: No security features listed
• Utilities: Public water; Septic system; Internet service availability unknown
• Home design: Existing construction (previously built / not new); Historic register property
• Construction: Siding (other); Crawl space foundation
• Exterior features: Not waterfront; No pool; No patio; No garden/patio; No decks; No lot view; Not in a flood plain

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Hardwood; Tile flooring
• Bathrooms: Two full bathrooms with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Smooth ceilings; No additional interior features listed
• Laundry & utility: Dedicated laundry room on the main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $496 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.9% vs local median 2.9% in Valley — 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 66/100 on livability (#96 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: crime F, amenities F, commute F.
• Chambers County (town): math 10% / reading 37% proficiency, ranked #101 of 129 in AL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lafayette Lanier Elementary School (math 8% / reading 45%); W F Burns Middle School (math 7% / reading 37%, grade F, #182 of 257 statewide, top 71%, 528 students, 62% FRL); Valley High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 642 students, 28% FRL) — zoned schools average 45% FRL vs 63% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 156 active listings in the ZIP; 43 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chambers County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $90,000

Questions for the listing agent

1. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.62%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $275,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6504 22nd Ave	0.05mi	3/1.5 (+1)	1,530 (-1%)	6mo	$160,000	$105	84
142 Cleveland Rd	0.32mi	3/1.5 (+1)	1,424 (-8%)	5mo	$150,000	$105	61
25 Lee Road 2133	0.72mi	3/2.0 (+1)	1,537 (-0%)	1mo	$284,990	$185	56
33 Lee Road 2132	0.72mi	3/2.0 (+1)	1,537 (-0%)	8mo	$279,900	$182	51
43 Lee Road 2167	0.72mi	3/2.0 (+1)	1,620 (+5%)	2mo	$289,900	$179	48
43 Lee Rd 2167	0.72mi	3/2.0 (+1)	1,620 (+5%)	2mo	$289,900	$179	48
11 Lee Road 2132	0.72mi	3/2.0 (+1)	1,600 (+4%)	8mo	$284,990	$178	44
203 Hodge St	0.65mi	3/1.0 (+1)	1,375 (-11%)	5mo	$169,000	$123	43
17 Laural Dr	0.55mi	3/2.0 (+1)	1,379 (-10%)	10mo	$229,900	$167	40
112 Lee Road 2237 Rd	0.71mi	3/2.5 (+1)	1,729 (+12%)	0mo	$339,900	$197	35
112 Lee Road 2237	0.71mi	3/2.5 (+1)	1,729 (+12%)	0mo	$339,900	$197	35
22 Laurel Dr	0.60mi	3/2.0 (+1)	1,748 (+14%)	7mo	$210,000	$120	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.7%
• Equity multiple: 1.67×
• Total profit: $16,989
• Equity at exit: $13,419

10-year hold

• IRR: 25.3%
• Equity multiple: 3.20×
• Total profit: $55,382
• Equity at exit: $7,782

Cash invested: $25,200 (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 36854

• Active inventory: 156
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $496

Break-even live

Break-even rent $696

Max offer price $90,000

Occupancy floor 58%

Sensitivity live

Price	-10% $547	-5% $522	+0% $496	+5% $471	+10% $445
Rent	-10% $392	-5% $444	+0% $496	+5% $548	+10% $601
Rate	-1.0pp $541	-0.5pp $519	base $496	+0.5pp $473	+1.0pp $449

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $90,000 Active 10 DOM
2. 2026-06-19
   days on market $90,000 Active 8 DOM
3. 2026-06-18
   days on market $90,000 Active 7 DOM
4. 2026-06-17
   days on market $90,000 Active 6 DOM
5. 2026-06-16
   days on market $90,000 Active 5 DOM
6. 2026-06-15
   days on market $90,000 Active 4 DOM
7. 2026-06-14
   days on market $90,000 Active 2 DOM
8. 2026-06-12
   remarks 487-char remark
9. 2026-06-12
   listed $90,000 Active 1 DOM

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $485 · $40/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 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,888
• − Mortgage interest: −$5,041
• − Property taxes: −$484
• − Insurance: −$450
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,618
• Taxable income: $4,752
• Est. tax owed @ 24.0%: −$1,140
• After-tax cash flow: $4,813/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: Chambers County
• NCES district ID: 0100600
• Math proficiency: 10% ▼ -26.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,011
• Composite: 19.37/100
• National rank: #8785
• State rank: #101 of 129 in AL

Livability — Valley

• Score: 66/100
• State rank: #96
• US rank: #11347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley, AL
• Population (ZIP): 15,913

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 33,868 people
• By 2030: 33,504 · -1.1%
• By 2040: 32,594 · -3.8%
• By 2050: 31,422 · -7.2%
• By 2075: 29,054 · -14.2%
• By 2100: 25,431 · -24.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Korean 1%

Political lean MEDSL · Chambers

• 2024 margin: Strong R (+23.2) · D 38.0% · R 61.2%
• 2008→2024 swing: -14.8pp toward R · 2008: -8.5pp · 2024: -23.2pp
• All cycles: 2024: R+23.2 2020: R+15.6 2016: R+14.8 2012: R+5.1 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.05%
• Current HPI: 186.0298
• 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

1 event — show timeline

• 2026-06-11 Listed $90,000 Greater Alabama MLS

Property tax history

+3.8%/yr

Latest (2025): $484 · +6.9% YoY. Source: county tax records.