800 Arcola Rd · Demopolis, AL 36732

$27,800

3 bd · 1.0 ba · 2,048 sqft · SingleFamily public records · 73 Days on market

Built 1900 7,501 sqft lot ↓ 45% since listing

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Why this score? — see what drove the D 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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.1/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

What a sweet little gem of a house! 3 bedrooms, 2 bathrooms on a corner lot of 7500 sf. Shuttered windows and lovely red brick are highly desirable and make this a dream of a fixer upper. Some repairs will be needed upon gaining access. Near everything you need! Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. As is sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing.

Key facts

• 7,501 sq ft lot
• Garage
• Built 1900

🔨 Auction listing. The $27,800 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $121,088 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $55 ($663/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $28k).
• Recommended offer: $26k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#441 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D-, crime F, amenities F.
• Demopolis City (town): math 22% / reading 43% proficiency, ranked #64 of 129 in AL (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $837 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Marengo County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $26,132 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 D-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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 10.3

CMA / ARV

• ARV (median comp): $121,088
• List price: $27,800
• Delta: -77.04%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 S Walnut Ave. Ave	0.60mi	3/2.0	2,223 (+8%)	10mo	$225,000	$101	46

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-16,161
• Equity at exit: $18,055

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-9,780
• Equity at exit: $10,470

Cash invested: $33,905 (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 36732

• Home prices YoY: -24.2%
• Active inventory: 10
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$635
• Tax from tax record: −$32 /mo · $382/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $55

Break-even live

Break-even rent $908

Max offer price $121,088

Occupancy floor 89%

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: $30,272
• Closing costs: $3,633
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $27,800 Active 73 DOM
2. 2026-06-18
   days on market $27,800 Active 72 DOM
3. 2026-06-17
   days on market $27,800 Active 71 DOM
4. 2026-06-16
   days on market $27,800 Active 70 DOM
5. 2026-06-16
   price $27,800 Active 69 DOM
6. 2026-06-15
   days on market $32,300 Active 69 DOM
7. 2026-06-14
   days on market $32,300 Active 67 DOM
8. 2026-06-12
   days on market $32,300 Active 66 DOM
9. 2026-06-09
   days on market $32,300 Active 63 DOM
10. 2026-06-08
    days on market $32,300 Active 62 DOM
11. 2026-06-07
    days on market $32,300 Active 61 DOM
12. 2026-06-05
    days on market $32,300 Active 59 DOM
13. 2026-06-04
    days on market $32,300 Active 57 DOM
14. 2026-06-02
    days on market $32,300 Active 56 DOM
15. 2026-06-01
    days on market $32,300 Active 55 DOM
16. 2026-05-31
    days on market $32,300 Active 54 DOM
17. 2026-05-31
    days on market $32,300 Active 53 DOM
18. 2026-05-11
    price $32,300 536-char remark

    Show marketing remark (536 chars)

    What a sweet little gem of a house! 3 bedrooms, 2 bathrooms on a corner lot of 7500 sf. Shuttered windows and lovely red brick are highly desirable and make this a dream of a fixer upper. Some repairs will be needed upon gaining access. Near everything you need! Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. As is sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing.

19. 2026-04-23
    price $41,500 536-char remark

    Show marketing remark (536 chars)

    What a sweet little gem of a house! 3 bedrooms, 2 bathrooms on a corner lot of 7500 sf. Shuttered windows and lovely red brick are highly desirable and make this a dream of a fixer upper. Some repairs will be needed upon gaining access. Near everything you need! Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. As is sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing.

20. 2026-04-07
    listed $58,300 Active 536-char remark

    Show marketing remark (536 chars)

    What a sweet little gem of a house! 3 bedrooms, 2 bathrooms on a corner lot of 7500 sf. Shuttered windows and lovely red brick are highly desirable and make this a dream of a fixer upper. Some repairs will be needed upon gaining access. Near everything you need! Occupied Reserve Auction – NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. As is sale with no contingencies or inspections. Seller cannot guarantee occupancy. Buyer will be responsible for obtaining possession of the property upon closing.

ⓘ 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: $382 · $32/mo
• Projected year-2 tax: $382 · $32/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 21 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: $11,735
• − Mortgage interest: −$6,783
• − Property taxes: −$382
• − Insurance: −$605
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$3,523
• Taxable loss: −$1,436
• Est. tax savings @ 24.0%: +$345
• After-tax cash flow: $1,008/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: Demopolis City
• NCES district ID: 0101200
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $33,258
• Composite: 26.59/100
• National rank: #7179
• State rank: #64 of 129 in AL

Livability — Demopolis

• Score: 55/100
• State rank: #441
• US rank: #23447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Demopolis, AL
• Population (ZIP): 8,339

Population outlook (Marengo County) Hauer SSP2

• Today (2025): 17,880 people
• By 2030: 16,760 · -6.3%
• By 2040: 14,599 · -18.4%
• By 2050: 12,729 · -28.8%
• By 2075: 9,601 · -46.3%
• By 2100: 7,966 · -55.4%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 48% White 47% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marengo

• 2024 margin: Toss-up / Even · D 47.9% · R 51.6%
• 2008→2024 swing: -7.3pp toward R · 2008: 3.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+1.3 2016: D+3.5 2012: D+7.2 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.57%
• Current HPI: 133.6557
• 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

-44.6% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $32,300 WAMLS
• 2026-04-23 Price Changed $41,500 WAMLS
• 2026-04-07 Listed $58,300 WAMLS

Property tax history

+6.3%/yr

Latest (2025): $382 · +0.0% YoY. Source: county tax records.