203 3rd St SE · Aliceville, AL 35442

$89,900

4 bd · 1.0 ba · 2,148 sqft · SingleFamily public records · 180 Days on market

Built 1930 0.78 ac lot $42/sqft · 30% below area Est $148k · 39% under ↓ 25% since listing

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

Key facts

• Generous lot
• Close to shops
• Private setting

Tags

• GENEROUS LOT
• WELCOMING FRONT PORCH
• MATURE TREES
• PRIVATE SETTING
• CLOSE TO LOCAL SCHOOLS
• CLOSE TO SHOPS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#437 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, schools F, amenities F.
• Pickens County (rural): math 7% / reading 31% proficiency, ranked #108 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 2 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pickens County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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. 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: 1.41% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.78%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $147,954
• List price: $89,900
• Delta: -39.24%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 3rd St SE	0.17mi	4/3.0	2,324 (+8%)	4mo	$83,000	$36	67

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: 27.0%
• Equity multiple: 2.53×
• Total profit: $38,582
• Equity at exit: $40,423

10-year hold

• IRR: 27.7%
• Equity multiple: 4.91×
• Total profit: $98,432
• Equity at exit: $62,297

Cash invested: $25,172 (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 35442

• Active inventory: 13
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$60 /mo · $716/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $436

Break-even live

Break-even rent $720

Max offer price $89,900

Occupancy floor 61%

Sensitivity live

Price	-10% $487	-5% $461	+0% $436	+5% $410	+10% $385
Rent	-10% $335	-5% $386	+0% $436	+5% $486	+10% $536
Rate	-1.0pp $481	-0.5pp $459	base $436	+0.5pp $413	+1.0pp $389

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $89,900 Active 180 DOM
2. 2026-06-18
   days on market $89,900 Active 179 DOM
3. 2026-06-17
   days on market $89,900 Active 178 DOM
4. 2026-06-16
   days on market $89,900 Active 177 DOM
5. 2026-06-15
   days on market $89,900 Active 176 DOM
6. 2026-06-14
   days on market $89,900 Active 174 DOM
7. 2026-06-12
   days on market $89,900 Active 173 DOM
8. 2026-06-09
   days on marketlisting id $89,900 Active 170 DOM
9. 2026-06-05
   days on market $89,900 Active 168 DOM
10. 2026-06-03
    days on market $89,900 Active 167 DOM
11. 2026-06-02
    days on market $89,900 Active 166 DOM
12. 2026-06-01
    days on market $89,900 Active 165 DOM
13. 2026-05-31
    days on market $89,900 Active 164 DOM
14. 2026-05-30
    days on market $89,900 Active 163 DOM
15. 2026-05-09
    price $89,900 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

16. 2026-05-09
    price $89,900 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

17. 2026-04-08
    price $99,900 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

18. 2026-04-08
    price $84,900 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

19. 2026-04-07
    price $99,000 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

20. 2026-04-07
    price $84,900 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

21. 2026-04-07
    price $99,000 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

22. 2026-04-06
    price $99,000 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

23. 2026-02-28
    price $104,900 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

24. 2026-02-27
    price $104,900 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

25. 2025-12-17
    listed $119,900 Active 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

26. 2025-12-17
    listed $119,900 Active 567-char remark

    Show marketing remark (567 chars)

    Step into timeless charm with this 1930 home in the heart of Aliceville. Offering 4 bedrooms and 2 bathrooms, this 2,148 sq ft residence sits on a generous . 78-acre lot with room to relax, garden, or entertain. Original character blends with everyday comfort, featuring spacious rooms, high ceilings, and an abundance of natural light. Enjoy a welcoming front porch, mature trees, and a setting that feels both private and conveniently close to local schools, shops, and dining. A rare opportunity to own a piece of Aliceville history with space to make it your own.

ⓘ 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: $716 · $60/mo
• Projected year-2 tax: $716 · $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 ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $15,258
• − Mortgage interest: −$5,036
• − Property taxes: −$716
• − Insurance: −$450
• − Repairs & maintenance: −$1,221
• − Management: −$1,221
• − Depreciation: −$2,615
• Taxable income: $4,001
• Est. tax owed @ 24.0%: −$960
• After-tax cash flow: $4,271/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: Pickens County
• NCES district ID: 0102730
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $31,043
• Composite: 15.18/100
• National rank: #9342
• State rank: #108 of 129 in AL

Livability — Aliceville

• Score: 55/100
• State rank: #437
• US rank: #23352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aliceville, AL
• Population (ZIP): 5,539

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 23,794 people
• By 2030: 25,224 · +6.0%
• By 2040: 27,833 · +17.0%
• By 2050: 30,077 · +26.4%
• By 2075: 34,120 · +43.4%
• By 2100: 35,388 · +48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 8%

Political lean MEDSL · Pickens

• 2024 margin: Strong R (+23.3) · D 38.1% · R 61.4%
• 2008→2024 swing: -15.0pp toward R · 2008: -8.3pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+16.3 2016: R+15.6 2012: R+7.0 2008: R+8.3

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

-25.0% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $89,900 Greater Alabama MLS
• 2026-05-09 Price Changed $89,900 WAMLS
• 2026-04-08 Price Changed $99,900 Greater Alabama MLS
• 2026-04-08 Price Changed $84,900 Greater Alabama MLS
• 2026-04-07 Price Changed $99,000 WAMLS
• 2026-04-07 Price Changed $84,900 WAMLS
• 2026-04-07 Price Changed $99,000 Greater Alabama MLS
• 2026-04-06 Price Changed $99,000 WAMLS
• 2026-02-28 Price Changed $104,900 Greater Alabama MLS
• 2026-02-27 Price Changed $104,900 WAMLS
• 2025-12-17 Listed $119,900 WAMLS
• 2025-12-17 Listed $119,900 Greater Alabama MLS

Property tax history

+44.9%/yr

Latest (2025): $716 · +0.0% YoY. Source: county tax records.