8825 County Rd · Sweet Water, AL 36782

$107,000

4 bd · 2.0 ba · 1,620 sqft · SingleFamily · 19 Days on market

Built 1978 Fair condition 1.25 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 +25.2/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming house located at 8825 County Road 6 in Sweet Water, AL. This property is in livable condition and would make a great investment property

Key facts

• 1.25 acre lot
• Built 1978
• Listed 19 days

Property features AI

Exterior

• Parking: Asphalt driveway
• Utilities: Septic tank
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Metal roof; Outbuilding; 1.25-acre lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: See remarks; Electric water heater; One fireplace
• Laundry & utility: No laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $107k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $105k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#250 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, schools B+; Watch: employment C-, crime D, amenities F.
• Marengo County (rural): math 20% / reading 43% proficiency, ranked #69 of 129 in AL (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($740 loan paydown + $3k appreciation (3.0% local appreciation)).
• Marengo County population projected at -29% 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 $30k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,395 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $319,140
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8021 County Road 6	0.72mi	3/2.0 (-1)	1,439 (-11%)	11mo	$284,000	$197	34

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: 16.4%
• Equity multiple: 1.94×
• Total profit: $28,079
• Equity at exit: $48,112

10-year hold

• IRR: 18.0%
• Equity multiple: 3.63×
• Total profit: $78,739
• Equity at exit: $74,146

Cash invested: $29,960 (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 36782

• Active inventory: 1
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $238

Break-even live

Break-even rent $936

Max offer price $107,000

Occupancy floor 76%

Sensitivity live

Price	-10% $312	-5% $275	+0% $238	+5% $201	+10% $164
Rent	-10% $140	-5% $189	+0% $238	+5% $287	+10% $336
Rate	-1.0pp $292	-0.5pp $265	base $238	+0.5pp $210	+1.0pp $182

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $107,000 Active 19 DOM
2. 2026-06-19
   days on market $107,000 Active 17 DOM
3. 2026-06-18
   days on market $107,000 Active 16 DOM
4. 2026-06-17
   pricedays on market $107,000 Active 15 DOM
5. 2026-06-16
   days on market $109,000 Active 14 DOM
6. 2026-06-15
   days on market $109,000 Active 13 DOM
7. 2026-06-14
   days on market $109,000 Active 11 DOM
8. 2026-06-12
   days on market $109,000 Active 10 DOM
9. 2026-06-09
   days on market $109,000 Active 7 DOM
10. 2026-06-09
    price $109,000 Active 6 DOM
11. 2026-06-08
    days on market $113,999 Active 6 DOM
12. 2026-06-07
    days on market $113,999 Active 5 DOM
13. 2026-06-05
    days on market $113,999 Active 3 DOM
14. 2026-06-02
    remarks 145-char remark
15. 2026-06-02
    listed $113,999 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 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: $14,850
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,113
• Taxable income: $1,228
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,564/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This home is in fair condition with some repairs and maintenance needed. It has potential for improvement with updates to the roof, exterior siding, and interior walls. The home is located in a rural area with a large lot and could be a good investment property.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Minor exterior siding — The exterior siding appears to have some discoloration and wear.
• Minor interior walls/paint — The interior walls and paint appear to have some discoloration.
• Minor bathrooms — The bathrooms appear to have some wear.
• Minor kitchen — The kitchen appears to have some wear.
• Minor landscaping — The landscaping appears to have some overgrown areas.
• Minor windows — The windows appear to have some wear.

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint can improve the appearance and value of the home.
• Both Replace exterior siding — New siding can improve the appearance and value of the home.
• Both Repair roof — A repaired roof can prevent water damage and improve the home's value.
• Both Replace HVAC filters — Fresh filters can improve air quality and energy efficiency, which can increase the home's value.
• Both Prune landscaping — Well-maintained landscaping can improve the home's curb appeal and value.
• Both Clean windows — Clean windows can improve the home's appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding appears to have some discoloration and wear.	Minor	$500–3,000
interior walls/paint · The interior walls and paint appear to have some discoloration.	Minor	$500–3,000
bathrooms · The bathrooms appear to have some wear.	Minor	$500–3,000
kitchen · The kitchen appears to have some wear.	Minor	$500–3,000
landscaping · The landscaping appears to have some overgrown areas.	Minor	$500–3,000
windows · The windows appear to have some wear.	Minor	$500–3,000
Total estimated repair cost · 7 items		$18,000–68,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint can improve the appearance and value of the home. ↑
• Both Replace exterior siding — New siding can improve the appearance and value of the home. ↑
• Both Repair roof — A repaired roof can prevent water damage and improve the home's value. ↑
• Both Replace HVAC filters — Fresh filters can improve air quality and energy efficiency, which can increase the home's value. ↑
• Both Prune landscaping — Well-maintained landscaping can improve the home's curb appeal and value. ↑
• Both Clean windows — Clean windows can improve the home's appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Marengo County
• NCES district ID: 0102250
• Math proficiency: 20% ▼ -30.00%
• Reading proficiency: 43% ▼ -1.00%
• Median HH income: $33,023
• Composite: 25.73/100
• National rank: #7378
• State rank: #69 of 129 in AL

Livability — Sweet Water

• Score: 61/100
• State rank: #250
• US rank: #17850

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,912

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

• Neighborhood character: Majority Black (50%)
• Race & ethnicity: Black 50% White 50%
• Common ancestry: Italian 1% Romanian 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: —
• Current HPI: —
• 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

• 2026-06-02 Listed $113,999 WAMLS