4064 Jordon Ave · Cowarts, AL 36321

$116,000

1 bd · 1.5 ba · 900 sqft · SingleFamily public records · 54 Days on market

Built 2006 0.60 ac lot $129/sqft · 63% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Adorable One Bedroom Home close to the heart of Cowarts. Tile flooring, new shower, LARGE closet. Efficient and affordable home.

Key facts

• Covered front porch
• Spacious kitchen
• Tile flooring

Tags

• TILE FLOORING
• SPACIOUS KITCHEN
• LARGE WALK-IN CLOSET
• COVERED FRONT PORCH
• ABOVE-GROUND POOL
• PARTIALLY FENCED YARD

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Water available; Sewer available
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Covered porch; Above-ground private pool

Interior

• Kitchen: Dishwasher; Microwave; Range; Range hood; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fans; Walk-in closets; Aluminum-framed windows
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $834 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $116k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#112 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, amenities F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashford Elementary School (math 21% / reading 51%, grade F, #286 of 627 statewide, top 46%, 625 students, 68% FRL); Ashford Middle School (293 students, 67% FRL); Ashford High School (math 9% / reading 32%, grade F, #159 of 305 statewide, top 53%, 399 students, 62% FRL).
• Market conditions: 16 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($802 loan paydown + $3k appreciation (2.7% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,520 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 14.92%
• Cash-on-cash: 30.80%
• DSCR: 2.37
• GRM: 5.1

CMA / ARV

• ARV (median comp): $75,963
• List price: $116,000
• Delta: 52.71%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

2.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.00×
• Total profit: $64,938
• Equity at exit: $49,937

10-year hold

• IRR: 36.5%
• Equity multiple: 5.91×
• Total profit: $159,338
• Equity at exit: $75,274

Cash invested: $32,480 (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 36321

• Home prices YoY: 1.3%
• Active inventory: 16
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $834

Break-even live

Break-even rent $856

Max offer price $116,000

Occupancy floor 51%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $116,000 Active 54 DOM
2. 2026-06-18
   days on market $116,000 Active 53 DOM
3. 2026-06-17
   days on market $116,000 Active 52 DOM
4. 2026-06-16
   days on market $116,000 Active 51 DOM
5. 2026-06-15
   days on market $116,000 Active 50 DOM
6. 2026-06-14
   days on market $116,000 Active 48 DOM
7. 2026-06-12
   days on market $116,000 Active 47 DOM
8. 2026-06-09
   days on market $116,000 Active 44 DOM
9. 2026-06-08
   days on market $116,000 Active 43 DOM
10. 2026-06-07
    days on market $116,000 Active 42 DOM
11. 2026-06-05
    days on market $116,000 Active 39 DOM
12. 2026-06-03
    days on market $116,000 Active 38 DOM
13. 2026-06-03
    price $116,000 Active 37 DOM
14. 2026-06-02
    days on market $124,000 Active 37 DOM
15. 2026-06-01
    days on market $124,000 Active 36 DOM
16. 2026-05-31
    days on market $124,000 Active 35 DOM
17. 2026-05-30
    days on market $124,000 Active 34 DOM
18. 2026-04-27
    listed $124,000 Active 1229-char remark
19. 2026-04-02
    listed $115,000 Active 128-char remark

    Show marketing remark (128 chars)

    Adorable One Bedroom Home close to the heart of Cowarts. Tile flooring, new shower, LARGE closet. Efficient and affordable home.

20. 2024-06-10
    soldstatus $89,500
21. 2023-09-19
    soldstatus $66,600
22. 2021-01-10
    listed $68,900
23. 2021-01-10
    listed $68,900

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $476 · $40/mo
• Expected delta: +$243/yr (+$20/mo · 104.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,933
• − Mortgage interest: −$6,498
• − Property taxes: −$232
• − Insurance: −$580
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$3,375
• Taxable income: $8,579
• Est. tax owed @ 24.0%: −$2,059
• After-tax cash flow: $7,946/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Cowarts

• Score: 66/100
• State rank: #112
• US rank: #12159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cowarts, AL
• City population: 2,159
• Population (ZIP): 2,159

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Two or more races 7% Hispanic / Latino 5% Native American 1%
• Common ancestry: Italian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.66%
• Current HPI: 201.1624
• 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

+68.4% since first listed

7 events — show timeline

• 2026-06-02 Price Changed $116,000 SAMLS
• 2026-04-27 Listed $124,000 SAMLS
• 2026-04-02 Listed $115,000 Fizber.com
• 2024-06-10 Sold (Public Records) $89,500 Public Records
• 2023-09-19 Sold (Public Records) $66,600 Public Records
• 2021-01-10 Listed $68,900 WBR
• 2021-01-10 Listed $68,900 MAAR

Property tax history

-3.8%/yr

Latest (2025): $232 · -54.3% YoY. Source: county tax records.