303 Parker St · West End-Cobb Town, AL 36201

$85,000

4 bd · 1.0 ba · 1,425 sqft · SingleFamily public records · 179 Days on market

Built 1984 0.33 ac lot $60/sqft · 31% below area Est $149k · 43% under ↓ 23% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4 bedroom, 1 bathroom home is on 0.33 acre on a corner lot on a dead end street, with a main highway running just beyond the fenced boundary. The property is currently vacant, offering investors a smooth transition for renovation, rental, or resale. Solid investment opportunity!!

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1984

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wellborn Elementary School (math 20% / reading 39%, grade F, #367 of 627 statewide, top 60%, 582 students, 83% FRL); Wellborn High School (math 8% / reading 36%, grade F, #142 of 305 statewide, top 51%, 491 students, 81% FRL) — zoned schools average 82% FRL vs 49% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.64% ✓
• Cap rate: 14.11%
• Cash-on-cash: 27.93%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (median comp): $149,349
• List price: $85,000
• Delta: -43.09%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2321 C St	0.43mi	3/2.0 (-1)	1,381 (-3%)	17mo	$155,000	$112	51
522 Hollingsworth Rd	0.60mi	3/2.0 (-1)	1,504 (+6%)	16mo	$149,900	$100	40

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: 22.1%
• Equity multiple: 1.90×
• Total profit: $21,502
• Equity at exit: $12,674

10-year hold

• IRR: 30.1%
• Equity multiple: 3.69×
• Total profit: $64,138
• Equity at exit: $7,349

Cash invested: $23,800 (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 36201

• Active inventory: 73
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $554

Break-even live

Break-even rent $694

Max offer price $85,000

Occupancy floor 55%

Sensitivity live

Price	-10% $602	-5% $578	+0% $554	+5% $530	+10% $506
Rent	-10% $444	-5% $499	+0% $554	+5% $609	+10% $664
Rate	-1.0pp $597	-0.5pp $576	base $554	+0.5pp $532	+1.0pp $509

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-13
   status Pending 285-char remark

   Show marketing remark (285 chars)

   This 4 bedroom, 1 bathroom home is on 0.33 acre on a corner lot on a dead end street, with a main highway running just beyond the fenced boundary. The property is currently vacant, offering investors a smooth transition for renovation, rental, or resale. Solid investment opportunity!!

2. 2026-03-12
   status Active 285-char remark

   Show marketing remark (285 chars)

   This 4 bedroom, 1 bathroom home is on 0.33 acre on a corner lot on a dead end street, with a main highway running just beyond the fenced boundary. The property is currently vacant, offering investors a smooth transition for renovation, rental, or resale. Solid investment opportunity!!

3. 2026-03-07
   historical Contingent 285-char remark

   Show marketing remark (285 chars)

   This 4 bedroom, 1 bathroom home is on 0.33 acre on a corner lot on a dead end street, with a main highway running just beyond the fenced boundary. The property is currently vacant, offering investors a smooth transition for renovation, rental, or resale. Solid investment opportunity!!

4. 2026-02-07
   price $85,000 285-char remark

   Show marketing remark (285 chars)

   This 4 bedroom, 1 bathroom home is on 0.33 acre on a corner lot on a dead end street, with a main highway running just beyond the fenced boundary. The property is currently vacant, offering investors a smooth transition for renovation, rental, or resale. Solid investment opportunity!!

5. 2025-12-16
   price $99,900 285-char remark

   Show marketing remark (285 chars)

   This 4 bedroom, 1 bathroom home is on 0.33 acre on a corner lot on a dead end street, with a main highway running just beyond the fenced boundary. The property is currently vacant, offering investors a smooth transition for renovation, rental, or resale. Solid investment opportunity!!

6. 2025-11-15
   listed $110,000 Active 285-char remark

   Show marketing remark (285 chars)

   This 4 bedroom, 1 bathroom home is on 0.33 acre on a corner lot on a dead end street, with a main highway running just beyond the fenced boundary. The property is currently vacant, offering investors a smooth transition for renovation, rental, or resale. Solid investment opportunity!!

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $804 · $67/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$4,761
• − Property taxes: −$804
• − Insurance: −$425
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$2,473
• Taxable income: $5,599
• Est. tax owed @ 24.0%: −$1,344
• After-tax cash flow: $5,303/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — West End-Cobb Town

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: West End-Cobb Town, AL
• City population: 17,406
• Population (ZIP): 17,406

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 46% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.92%
• Current HPI: 59.1512
• 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

-22.7% since first listed

6 events — show timeline

• 2026-05-13 Pending — Greater Alabama MLS
• 2026-03-12 Relisted — Greater Alabama MLS
• 2026-03-07 Contingent — Greater Alabama MLS
• 2026-02-07 Price Changed $85,000 Greater Alabama MLS
• 2025-12-16 Price Changed $99,900 Greater Alabama MLS
• 2025-11-15 Listed $110,000 Greater Alabama MLS

Property tax history

-0.1%/yr

Latest (2025): $804 · -0.1% YoY. Source: county tax records.