210 Stevenson Dr · Greensboro, AL 36744

$79,900

3 bd · 2.0 ba · 2,240 sqft · SingleFamily · 135 Days on market

Built 1970 Fair condition 2.41 ac lot Est $139k · 42% under

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

Country Living at the End of a 3/4 mile Paved Road. Close to Town. Full Brick Veneer. Nice Level Lawn. Walk Out Unfinished Basement is as Big as the Upstairs With Room for an Extra Kitchen and 2 More Bedrooms. If you finish the basement (Has Block Wall Interior)then you will have 2,240sf! All Offers Must be in Writing, As-IS with No Inspection Contingencies and Accompanied by $1,000 Earnest Money plus Preapproval and proof of funds required for financing offers.

Key facts

• 2.41 acre lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Attached carport; Detached garage (1 car); Driveway
• Utilities: Cable available; Septic tank
• Home design: Single-family residence; Two levels
• Construction: Brick veneer and other exterior materials; Composition/shingle roof; Full concrete basement with walk-out access
• Exterior features: Garden; Covered patio/porch; Deck; Porch; Wood fencing; Paved road access; Cleared lot

Interior

• Kitchen: Dishwasher
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Central electric air conditioning; Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#106 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greensboro Elementary School (math 4% / reading 31%, grade F, #484 of 627 statewide, top 77%, 554 students, 78% FRL); Greensboro Middle School (math 2% / reading 17%, grade F, #227 of 257 statewide, top 90%, 232 students, 88% FRL); Hale County High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 379 students, 59% FRL).
• Market conditions: 36 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $6k appreciation (7.2% local appreciation)).
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago 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.
• Current owner paid $20k; list at $80k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — 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 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?
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: 1.61% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.88%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $138,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2405 Faunsdale Rd	0.40mi	4/3.0 (+1)	1,951 (-13%)	5mo	$120,000	$62	47

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

Projected returns pro-forma

7.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.4%
• Equity multiple: 3.60×
• Total profit: $58,275
• Equity at exit: $56,230

10-year hold

• IRR: 34.8%
• Equity multiple: 7.58×
• Total profit: $147,243
• Equity at exit: $107,601

Cash invested: $22,372 (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 36744

• Home prices YoY: 4.9%
• Active inventory: 36
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $464

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 59%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-22
   status Active
2. 2026-02-17
   status Pending
3. 2026-01-03
   status Active
4. 2025-12-02
   price $79,900
5. 2025-11-25
   price $89,900
6. 2024-12-09
   status Active
7. 2024-06-16
   status Pending
8. 2024-06-12
   price $99,900
9. 2024-03-22
   listed $79,900 Active
10. 2021-09-20
    listed $129,900
11. 2013-09-30
    soldstatus $20,000 466-char remark

    Show marketing remark (466 chars)

    Country Living at the End of a 3/4 mile Paved Road. Close to Town. Full Brick Veneer. Nice Level Lawn. Walk Out Unfinished Basement is as Big as the Upstairs With Room for an Extra Kitchen and 2 More Bedrooms. If you finish the basement (Has Block Wall Interior)then you will have 2,240sf! All Offers Must be in Writing, As-IS with No Inspection Contingencies and Accompanied by $1,000 Earnest Money plus Preapproval and proof of funds required for financing offers.

12. 2013-06-05
    listed $22,500 466-char remark

    Show marketing remark (466 chars)

    Country Living at the End of a 3/4 mile Paved Road. Close to Town. Full Brick Veneer. Nice Level Lawn. Walk Out Unfinished Basement is as Big as the Upstairs With Room for an Extra Kitchen and 2 More Bedrooms. If you finish the basement (Has Block Wall Interior)then you will have 2,240sf! All Offers Must be in Writing, As-IS with No Inspection Contingencies and Accompanied by $1,000 Earnest Money plus Preapproval and proof of funds required for financing offers.

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

Taxation est. · year 1

• Rental income: $15,434
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,324
• Taxable income: $4,566
• Est. tax owed @ 24.0%: −$1,096
• After-tax cash flow: $4,471/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

Fair 45/100 Moderate rehab

This home requires significant renovations and repairs to improve its condition and increase its value. A comprehensive renovation, including kitchen and bathroom updates, roof replacement, and exterior painting, would significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Severe wear and tear, likely unsafe and in need of replacement
• Major Bathroom fixtures — Worn and outdated, likely in need of replacement
• Major Roof — Signs of wear and tear, possibly needing replacement
• Major Exterior painting — Needs repainting to improve curb appeal
• Major Flooring — Worn and in need of replacement
• Major Interior paint — Worn and in need of repainting
• Major HVAC system — Likely outdated and in need of replacement

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase the home's value
• Resale Bathroom renovation — Modern bathrooms with updated fixtures can significantly increase the home's value
• Resale Roof replacement — A new roof can significantly increase the home's value and reduce maintenance costs
• Resale Exterior painting — A fresh coat of paint can significantly improve the home's curb appeal and increase its value
• Resale Flooring replacement — New flooring can significantly improve the home's appearance and increase its value
• Resale Interior painting — Fresh paint can significantly improve the home's appearance and increase its value
• Resale HVAC system replacement — A new HVAC system can significantly improve the home's comfort and energy efficiency, increasing its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Severe wear and tear, likely unsafe and in need of replacement	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated, likely in need of replacement	Major	$15,000–50,000
Roof · Signs of wear and tear, possibly needing replacement	Major	$15,000–50,000
Exterior painting · Needs repainting to improve curb appeal	Major	$15,000–50,000
Flooring · Worn and in need of replacement	Major	$15,000–50,000
Interior paint · Worn and in need of repainting	Major	$15,000–50,000
HVAC system · Likely outdated and in need of replacement	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with updated appliances and cabinets can significantly increase the home's value ↑
• Resale Bathroom renovation — Modern bathrooms with updated fixtures can significantly increase the home's value ↑
• Resale Roof replacement — A new roof can significantly increase the home's value and reduce maintenance costs ↑
• Resale Exterior painting — A fresh coat of paint can significantly improve the home's curb appeal and increase its value ↑
• Resale Flooring replacement — New flooring can significantly improve the home's appearance and increase its value ↑
• Resale Interior painting — Fresh paint can significantly improve the home's appearance and increase its value ↑
• Resale HVAC system replacement — A new HVAC system can significantly improve the home's comfort and energy efficiency, increasing its value ↑

ⓘ 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: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 of 129 in AL

Livability — Greensboro

• Score: 66/100
• State rank: #106
• US rank: #11741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,662

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 32% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.16%
• Current HPI: 153.454
• 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

+255.1% since first listed

12 events — show timeline

• 2026-05-22 Relisted — WAMLS
• 2026-02-17 Pending — WAMLS
• 2026-01-03 Relisted — WAMLS
• 2025-12-02 Price Changed $79,900 WAMLS
• 2025-11-25 Price Changed $89,900 WAMLS
• 2024-12-09 Relisted — WAMLS
• 2024-06-16 Pending — WAMLS
• 2024-06-12 Price Changed $99,900 WAMLS
• 2024-03-22 Listed $79,900 WAMLS
• 2021-09-20 Listed $129,900 WAMLS
• 2013-09-30 Sold (MLS) $20,000 WAMLS
• 2013-06-05 Listed $22,500 WAMLS