810 Bone Rd · Dozier, AL 36037

$99,900

4 bd · 2.0 ba · 1,625 sqft · SingleFamily public records · 59 Days on market

Built 1981 1.00 ac lot

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living on 1 acre just outside of town! This spacious 4 bedroom, 2 full bath home sits right under 2,000 sq ft and is full of opportunity. With a layout designed for both function and flexibility, there’s room to spread out, work from home, or grow into. Step outside and you’ll find a workshop—perfect for hobbies, storage, or your next project. The property offers that peaceful, rural feel while still being just minutes from town conveniences. Yes, it could use a little love—but the bones are there and the potential is undeniable. With a few updates, this one could truly shine. If you’ve been looking for space, privacy, and a place to make your own… this is it.

Key facts

• Minutes from town
• Rural feel
• 1 acre

Tags

• 1 ACRE
• WORKSHOP
• RURAL FEEL
• MINUTES FROM TOWN

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#473 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Butler County (town): math 7% / reading 26% proficiency, ranked #113 of 129 in AL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 13 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected at -22% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.03%
• DSCR: 1.80
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.6%
• Equity multiple: 1.38×
• Total profit: $10,544
• Equity at exit: $14,895

10-year hold

• IRR: 18.7%
• Equity multiple: 2.55×
• Total profit: $43,488
• Equity at exit: $8,638

Cash invested: $27,972 (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 36037

• Active inventory: 63
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $420

Break-even live

Break-even rent $749

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $99,900 Active 59 DOM
2. 2026-06-18
   days on market $99,900 Active 58 DOM
3. 2026-06-17
   days on market $99,900 Active 57 DOM
4. 2026-06-16
   days on market $99,900 Active 56 DOM
5. 2026-06-15
   days on market $99,900 Active 55 DOM
6. 2026-06-14
   days on market $99,900 Active 53 DOM
7. 2026-06-12
   days on market $99,900 Active 52 DOM
8. 2026-06-09
   days on market $99,900 Active 49 DOM
9. 2026-06-08
   days on market $99,900 Active 48 DOM
10. 2026-06-07
    days on market $99,900 Active 47 DOM
11. 2026-06-04
    days on market $99,900 Active 43 DOM
12. 2026-06-02
    days on market $99,900 Active 42 DOM
13. 2026-06-01
    days on market $99,900 Active 41 DOM
14. 2026-05-31
    days on market $99,900 Active 40 DOM
15. 2026-05-31
    days on market $99,900 Active 39 DOM
16. 2026-04-21
    listed $99,900 Active 713-char remark

    Show marketing remark (713 chars)

    Country living on 1 acre just outside of town! This spacious 4 bedroom, 2 full bath home sits right under 2,000 sq ft and is full of opportunity. With a layout designed for both function and flexibility, there’s room to spread out, work from home, or grow into. Step outside and you’ll find a workshop—perfect for hobbies, storage, or your next project. The property offers that peaceful, rural feel while still being just minutes from town conveniences. Yes, it could use a little love—but the bones are there and the potential is undeniable. With a few updates, this one could truly shine. If you’ve been looking for space, privacy, and a place to make your own… this is it.

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$97/yr (+$8/mo · 30.9%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,371
• − Mortgage interest: −$5,596
• − Property taxes: −$313
• − Insurance: −$500
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$2,906
• Taxable income: $3,597
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,181/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: Butler County
• NCES district ID: 0100510
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $32,919
• Composite: 13.31/100
• National rank: #9539
• State rank: #113 of 129 in AL

Livability — Dozier

• Score: 54/100
• State rank: #473
• US rank: #24198

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,974

Population outlook (Butler County) Hauer SSP2

• Today (2025): 18,662 people
• By 2030: 17,783 · -4.7%
• By 2040: 16,040 · -14.0%
• By 2050: 14,498 · -22.3%
• By 2075: 11,409 · -38.9%
• By 2100: 9,080 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (52%)
• Race & ethnicity: Black 52% White 43% Two or more races 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+22.7) · D 38.4% · R 61.1%
• 2008→2024 swing: -9.3pp toward R · 2008: -13.3pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+15.7 2016: R+13.5 2012: R+7.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.19%
• Current HPI: 91.9114
• 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

1 event — show timeline

• 2026-04-21 Listed $99,900 MAAR

Property tax history

+2.1%/yr

Latest (2025): $313 · +0.0% YoY. Source: county tax records.