997 Main St · Moulton, AL 35650

$200,000

2 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 14 Days on market

Built 1940 0.37 ac lot Est $191k · at est. ↓ 20% 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 +15.4/30.0
• ARV discount +5.4/15.0
• DSCR +4.7/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Key facts

• 0.37 acre lot
• 4 parking spots
• Listed 13 days

Property features AI

Finance

• HOA & community: Located in the Heflin Addition subdivision

Exterior

• Parking: Four parking spaces
• Utilities: No gas service
• Home design: Duplex residential income property; Single-story
• Exterior features: Public water; Public sewer; Driveway with concrete surface; On-site parking lot; Open parking available

Interior

• Kitchen: Oven; Refrigerator; Dishwasher
• Interior features: Central heating and central air conditioning; No view
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $78 ($936/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (20.0% below list).
• Recommended offer: $160k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.5% in Moulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#296 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Moulton Elementary School (math 32% / reading 53%, grade F, #209 of 627 statewide, top 34%, 644 students, 58% FRL); Moulton Middle School (math 9% / reading 42%, grade F, #158 of 257 statewide, top 63%, 509 students, 65% FRL).
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000 (20.0% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.80% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $191,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1134 Main St	0.15mi	3/1.0 (+1)	1,440 (-13%)	4mo	$39,000	$27	64
34 Walnut St E	0.38mi	3/2.5 (+1)	1,708 (+4%)	1mo	$290,000	$170	64
1147 Main St	0.16mi	3/2.0 (+1)	1,719 (+4%)	20mo	$199,900	$116	60
108 Beacon St	0.26mi	3/2.0 (+1)	1,673 (+2%)	22mo	$220,000	$132	58
438 East St	0.49mi	2/1.0	1,676 (+2%)	23mo	$116,000	$69	55
15122 Market St	0.35mi	3/1.0 (+1)	1,720 (+4%)	23mo	$185,000	$108	52
510 Andrew Ct	0.41mi	3/2.0 (+1)	1,720 (+4%)	23mo	$300,000	$174	46
326 Walnut St	0.40mi	3/2.0 (+1)	1,452 (-12%)	9mo	$162,000	$112	45
15144 Market St	0.37mi	2/2.0	1,500 (-9%)	24mo	$189,900	$127	44
14079 Market St	0.70mi	3/2.0 (+1)	1,738 (+6%)	21mo	$169,900	$98	32
111 Thomas St	0.69mi	3/2.0 (+1)	1,849 (+12%)	14mo	$276,000	$149	26
970 Coffey St	0.74mi	3/1.0 (+1)	1,464 (-11%)	20mo	$155,000	$106	25

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-27,536
• Equity at exit: $29,821

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-17,970
• Equity at exit: $17,292

Cash invested: $56,000 (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 35650

• Home prices YoY: -23.4%
• Active inventory: 94
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $78

Break-even live

Break-even rent $1,501

Max offer price $200,000

Occupancy floor 90%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Swansea Ln Moulton, AL	3.0	2.0	1200	$1,600	$1.33	43d	1	1.24mi

Listing history 11 events

1. 2026-06-19
   days on market $200,000 Active 14 DOM
2. 2026-06-18
   days on market $200,000 Active 13 DOM
3. 2026-06-17
   days on market $200,000 Active 12 DOM
4. 2026-06-16
   days on market $200,000 Active 11 DOM
5. 2026-06-15
   days on market $200,000 Active 10 DOM
6. 2026-06-14
   days on market $200,000 Active 8 DOM
7. 2026-06-13
   days on market $200,000 Active 7 DOM
8. 2026-06-10
   days on market $200,000 Active 5 DOM
9. 2026-06-09
   days on market $200,000 Active 4 DOM
10. 2026-06-08
    days on market $200,000 Active 3 DOM
11. 2026-06-07
    listed $200,000 Active 2 DOM

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$174/yr (+$15/mo · 27.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $19,200
• − Mortgage interest: −$11,203
• − Property taxes: −$646
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,818
• Taxable loss: −$2,539
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $1,546/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Moulton

• Score: 60/100
• State rank: #296
• US rank: #19034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moulton, AL
• Population (ZIP): 13,485

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 4% Native American 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.22%
• Current HPI: 200.4657
• 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

-20.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $200,000 VMLS
• 2026-02-02 Listed $250,000 VMLS

Property tax history

+3.4%/yr

Latest (2025): $646 · -2.5% YoY. Source: county tax records.