407 N College St · York, AL 36925

$70,000

4 bd · 1.0 ba · 1,716 sqft · SingleFamily public records · 354 Days on market

Built 1930 0.26 ac lot $41/sqft · at area comps Est $76k · 8% under ↓ 39% since listing

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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
• ARV discount +11.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Step back into time with this charming 1930's home full of original character & Southern charm! You'll be welcomed by a spacious covered wraparound porch, an ideal spot to unwind & enjoy those peaceful Alabama evenings all year long. Inside, the home features hardwood floors, solid wood doors, high ceilings & plenty of natural light . This 4 bedroom, 2 bathroom home includes a spacious kitchen area with attached dining room. Connected to city sewer & previously rented for $900/month, this property offers both charm & investment opportunities. Roof 15 years. Central heat & air 7 years. No gas, all electric.

Key facts

• Natural light
• High ceilings
• Hardwood floors

Tags

• COVERED WRAPAROUND PORCH
• HARDWOOD FLOORS
• SOLID WOOD DOORS
• HIGH CEILINGS
• NATURAL LIGHT
• SPACIOUS KITCHEN AREA

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#429 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Sumter County (rural): math 2% / reading 18% proficiency, ranked #124 of 129 in AL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 4 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sumter County population projected at -11% 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 354 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (39%) 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: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 354 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: 1.65% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.85%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (median comp): $75,895
• List price: $70,000
• Delta: -7.77%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 N Broad St	0.06mi	3/2.0 (-1)	1,825 (+6%)	10mo	$35,000	$19	69
602 Oswalt Ave	0.30mi	3/2.0 (-1)	1,935 (+13%)	15mo	$129,900	$67	44
440 Rumley Rd	0.49mi	3/2.0 (-1)	1,952 (+14%)	18mo	$83,750	$43	30

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: 24.4%
• Equity multiple: 2.00×
• Total profit: $19,690
• Equity at exit: $10,437

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $57,055
• Equity at exit: $6,052

Cash invested: $19,600 (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 36925

• Home prices YoY: -5.2%
• Active inventory: 10
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $488

Break-even live

Break-even rent $538

Max offer price $70,000

Occupancy floor 53%

Sensitivity live

Price	-10% $527	-5% $507	+0% $488	+5% $468	+10% $448
Rent	-10% $396	-5% $442	+0% $488	+5% $533	+10% $579
Rate	-1.0pp $523	-0.5pp $505	base $488	+0.5pp $469	+1.0pp $451

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $70,000 Active 354 DOM
2. 2026-06-18
   days on market $70,000 Active 353 DOM
3. 2026-06-17
   days on market $70,000 Active 352 DOM
4. 2026-06-16
   days on market $70,000 Active 351 DOM
5. 2026-06-15
   days on market $70,000 Active 350 DOM
6. 2026-06-14
   days on market $70,000 Active 348 DOM
7. 2026-06-12
   days on market $70,000 Active 347 DOM
8. 2026-06-09
   days on market $70,000 Active 344 DOM
9. 2026-06-08
   days on market $70,000 Active 343 DOM
10. 2026-06-07
    days on market $70,000 Active 342 DOM
11. 2026-06-05
    days on market $70,000 Active 339 DOM
12. 2026-06-03
    days on market $70,000 Active 338 DOM
13. 2026-06-02
    days on market $70,000 Active 337 DOM
14. 2026-06-01
    days on market $70,000 Active 336 DOM
15. 2026-05-31
    days on market $70,000 Active 335 DOM
16. 2026-05-30
    days on market $70,000 Active 334 DOM
17. 2025-11-19
    price $70,000 649-char remark

    Show marketing remark (649 chars)

    Step back into time with this charming 1930's home full of original character & Southern charm! You'll be welcomed by a spacious covered wraparound porch, an ideal spot to unwind & enjoy those peaceful Alabama evenings all year long. Inside, the home features hardwood floors, solid wood doors, high ceilings & plenty of natural light . This 4 bedroom, 2 bathroom home includes a spacious kitchen area with attached dining room. Connected to city sewer & previously rented for $900/month, this property offers both charm & investment opportunities. Roof 15 years. Central heat & air 7 years. No gas, all electric.

18. 2025-10-01
    status Active 649-char remark

    Show marketing remark (649 chars)

    Step back into time with this charming 1930's home full of original character & Southern charm! You'll be welcomed by a spacious covered wraparound porch, an ideal spot to unwind & enjoy those peaceful Alabama evenings all year long. Inside, the home features hardwood floors, solid wood doors, high ceilings & plenty of natural light . This 4 bedroom, 2 bathroom home includes a spacious kitchen area with attached dining room. Connected to city sewer & previously rented for $900/month, this property offers both charm & investment opportunities. Roof 15 years. Central heat & air 7 years. No gas, all electric.

19. 2025-09-12
    status Pending 649-char remark

    Show marketing remark (649 chars)

    Step back into time with this charming 1930's home full of original character & Southern charm! You'll be welcomed by a spacious covered wraparound porch, an ideal spot to unwind & enjoy those peaceful Alabama evenings all year long. Inside, the home features hardwood floors, solid wood doors, high ceilings & plenty of natural light . This 4 bedroom, 2 bathroom home includes a spacious kitchen area with attached dining room. Connected to city sewer & previously rented for $900/month, this property offers both charm & investment opportunities. Roof 15 years. Central heat & air 7 years. No gas, all electric.

20. 2025-08-18
    price $85,000 649-char remark

    Show marketing remark (649 chars)

    Step back into time with this charming 1930's home full of original character & Southern charm! You'll be welcomed by a spacious covered wraparound porch, an ideal spot to unwind & enjoy those peaceful Alabama evenings all year long. Inside, the home features hardwood floors, solid wood doors, high ceilings & plenty of natural light . This 4 bedroom, 2 bathroom home includes a spacious kitchen area with attached dining room. Connected to city sewer & previously rented for $900/month, this property offers both charm & investment opportunities. Roof 15 years. Central heat & air 7 years. No gas, all electric.

21. 2025-07-11
    price $99,000 649-char remark

    Show marketing remark (649 chars)

    Step back into time with this charming 1930's home full of original character & Southern charm! You'll be welcomed by a spacious covered wraparound porch, an ideal spot to unwind & enjoy those peaceful Alabama evenings all year long. Inside, the home features hardwood floors, solid wood doors, high ceilings & plenty of natural light . This 4 bedroom, 2 bathroom home includes a spacious kitchen area with attached dining room. Connected to city sewer & previously rented for $900/month, this property offers both charm & investment opportunities. Roof 15 years. Central heat & air 7 years. No gas, all electric.

22. 2025-06-11
    listed $115,000 Active 649-char remark

    Show marketing remark (649 chars)

    Step back into time with this charming 1930's home full of original character & Southern charm! You'll be welcomed by a spacious covered wraparound porch, an ideal spot to unwind & enjoy those peaceful Alabama evenings all year long. Inside, the home features hardwood floors, solid wood doors, high ceilings & plenty of natural light . This 4 bedroom, 2 bathroom home includes a spacious kitchen area with attached dining room. Connected to city sewer & previously rented for $900/month, this property offers both charm & investment opportunities. Roof 15 years. Central heat & air 7 years. No gas, all electric.

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $348 · $29/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 ≥109°F today · 22 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: $13,866
• − Mortgage interest: −$3,921
• − Property taxes: −$348
• − Insurance: −$350
• − Repairs & maintenance: −$1,109
• − Management: −$1,109
• − Depreciation: −$2,036
• Taxable income: $4,991
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $4,653/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: Sumter County
• NCES district ID: 0103090
• Math proficiency: 2% ▼ -19.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $22,830
• Composite: 6.96/100
• National rank: #9972
• State rank: #124 of 129 in AL

Livability — York

• Score: 55/100
• State rank: #429
• US rank: #23192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, AL
• Population (ZIP): 3,322

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 12,289 people
• By 2030: 11,899 · -3.2%
• By 2040: 11,250 · -8.5%
• By 2050: 10,972 · -10.7%
• By 2075: 12,179 · -0.9%
• By 2100: 13,454 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 12% Two or more races 2%
• Common ancestry: British 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Sumter

• 2024 margin: Solid D (+41.2) · D 70.3% · R 29.1%
• 2008→2024 swing: -9.1pp toward R · 2008: 50.3pp · 2024: 41.2pp
• All cycles: 2024: D+41.2 2020: D+48.5 2016: D+49.4 2012: D+54.6 2008: D+50.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.72%
• Current HPI: 67.5075
• 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

-39.1% since first listed

6 events — show timeline

• 2025-11-19 Price Changed $70,000 WAMLS
• 2025-10-01 Relisted — WAMLS
• 2025-09-12 Pending — WAMLS
• 2025-08-18 Price Changed $85,000 WAMLS
• 2025-07-11 Price Changed $99,000 WAMLS
• 2025-06-11 Listed $115,000 WAMLS

Property tax history

+1.3%/yr

Latest (2025): $348 · +0.0% YoY. Source: county tax records.