9091 Tutwiler Rd · Parrish, AL 35580

$149,000

1 bd · 1.0 ba · 900 sqft · SingleFamily · 2 Days on market

Poor condition 17 ac lot

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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 +9.9/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.3/5.0
• Schools +2.2/10.0
• Condition / age +1.0/5.0

Listing remarks

Escape to the peace and privacy of country living with this charming 1 bedroom, 1 bathroom barndominium situated on 16.6 beautiful acres. Whether you're looking for a weekend getaway, hunting retreat, mini farm, or a place to build your dream homestead, this property offers endless possibilities. The cozy barndo features an open-concept layout with rustic charm and comfortable living space, space, perfect for enjoying the quiet countryside lifestyle. Step outside and take in the scenic acreage with plenty of room for recreation, gardening, livestock, or future expansion. Surrounded by nature and offering plenty of privacy, this property is ideal for anyone wanting to slow down and enjoy the

Key facts

• Barndominium
• Scenic acreage
• Room for recreation

Tags

• BARNDOMINIUM
• 16.6 ACRES
• OPEN-CONCEPT LAYOUT
• SCENIC ACREAGE
• ROOM FOR RECREATION
• PLENTY OF PRIVACY

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Septic tank
• Home design: Single family residence; Residential property
• Construction: Wood siding construction; Built with a metal roof
• Exterior features: Metal roof; 16.6-acre lot

Interior

• Kitchen: Microwave; Refrigerator; Electric oven; Electric range
• Flooring: Other flooring
• Interior features: Microwave; Refrigerator; Electric oven; Electric range

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $149k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (20.4% below list).
• Recommended offer: $119k (20.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 46/100 on livability (#549 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, crime F, amenities F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Parrish Elementarymiddle School (math 17% / reading 57%, grade F, #267 of 627 statewide, top 45%, 324 students, 76% FRL) — zoned schools average 76% FRL vs 53% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 18 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.7% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,638 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.50×
• Total profit: $62,573
• Equity at exit: $120,715

10-year hold

• IRR: 18.2%
• Equity multiple: 5.47×
• Total profit: $186,579
• Equity at exit: $247,166

Cash invested: $41,720 (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 35580

• Home prices YoY: 3.9%
• Active inventory: 18
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-92

Break-even live

Break-even rent $1,303

Max offer price $135,620

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-41	+0% $-92	+5% $-144	+10% $-195
Rent	-10% $-186	-5% $-139	+0% $-92	+5% $-46	+10% $1
Rate	-1.0pp $-17	-0.5pp $-55	base $-92	+0.5pp $-131	+1.0pp $-170

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-01
   status $149,000 Pending 2 DOM
2. 2026-05-31
   days on market $149,000 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,237
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$4,335
• Taxable loss: −$3,702
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $-221/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 · 2 photos

Poor 20/100 Extensive rehab

This barndominium requires extensive repairs and updates to its roof, exterior, HVAC, landscaping, and foundation. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image shows wet areas beneath the structure, indicating potential roof damage.
• Major exterior siding — The exterior siding is dark and weathered, requiring replacement or repainting.
• Major HVAC/mechanicals — No HVAC or mechanical systems are visible, indicating a need for installation or repair.
• Major landscaping — The landscaping is minimal, with a dirt or gravel surface, requiring significant improvement.
• Major foundation/structure — The foundation and structure appear to be in poor condition, requiring structural repairs or replacement.
• Major windows — No windows are visible, which is typical for barndominiums and should be installed for better natural light and curb appeal.

Value-add opportunities

• Resale roof repair/replacement — A new roof will improve the home's appearance and functionality, attracting more buyers.
• Resale exterior siding repair/replacement — A new exterior siding will enhance the home's curb appeal and increase its resale value.
• Both HVAC installation — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value.
• Both landscaping — A well-maintained landscape will enhance the home's curb appeal and attract more buyers/renters.
• Both windows installation — Windows will improve natural light and energy efficiency, enhancing both resale and rental value.
• Resale foundation/structure repair — Structural repairs will ensure the home's safety and stability, attracting more buyers.
• Rental interior updates — Basic interior updates will make the home more appealing to renters, increasing rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows wet areas beneath the structure, indicating potential roof damage.	Major	$15,000–50,000
exterior siding · The exterior siding is dark and weathered, requiring replacement or repainting.	Major	$15,000–50,000
HVAC/mechanicals · No HVAC or mechanical systems are visible, indicating a need for installation or repair.	Major	$15,000–50,000
landscaping · The landscaping is minimal, with a dirt or gravel surface, requiring significant improvement.	Major	$15,000–50,000
foundation/structure · The foundation and structure appear to be in poor condition, requiring structural repairs or replacement.	Major	$15,000–50,000
windows · No windows are visible, which is typical for barndominiums and should be installed for better natural light and curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof repair/replacement — A new roof will improve the home's appearance and functionality, attracting more buyers. ↑
• Resale exterior siding repair/replacement — A new exterior siding will enhance the home's curb appeal and increase its resale value. ↑
• Both HVAC installation — A new HVAC system will improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both landscaping — A well-maintained landscape will enhance the home's curb appeal and attract more buyers/renters. ↑
• Both windows installation — Windows will improve natural light and energy efficiency, enhancing both resale and rental value. ↑
• Resale foundation/structure repair — Structural repairs will ensure the home's safety and stability, attracting more buyers. ↑
• Rental interior updates — Basic interior updates will make the home more appealing to renters, increasing rental 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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Parrish

• Score: 46/100
• State rank: #549
• US rank: #26522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,526

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Italian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.73%
• Current HPI: 235.753
• 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

• 2026-05-29 Listed $149,000 Walker County Area MLS