627 Rankin St · Andalusia, AL 36420

$55,000

3 bd · 1.0 ba · 1,594 sqft · SingleFamily public records · 24 Days on market

Built 1935 0.65 ac lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Three bedroom, 2 bath, older home on a corner, fenced lot with outbuildings. Property is located within the City limits of Andalusia on a . 65 acre lot.

Key facts

• Outbuildings
• .65 acre lot
• Fenced lot

Tags

• CORNER LOT
• FENCED LOT
• OUTBUILDINGS
• .65 ACRE LOT

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water (see remarks); Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding
• Exterior features: Covered porch; Deck; Barn(s); Storage; Waterfront

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Eat-in kitchen; Wood-framed windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 4.1% in Andalusia — 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 65/100 on livability (#142 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Andalusia City (town): math 29% / reading 48% proficiency, ranked #35 of 129 in AL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($380 loan paydown + $4k appreciation (6.8% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 3 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 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (1.5% below list)

Questions for the listing agent

1. Built in 1935 — 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 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?
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: 2.03% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.38%
• DSCR: 2.89
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $148,242
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Dunson St	0.46mi	3/2.0	1,675 (+5%)	8mo	$147,000	$88	60
208 Mcgowin St	0.42mi	4/1.0 (+1)	1,440 (-10%)	2mo	$90,000	$63	58
603 South Three Notch	0.14mi	2/2.0 (-1)	1,423 (-11%)	13mo	$135,000	$95	56
727 South Three Notch St	0.16mi	3/2.0	1,770 (+11%)	18mo	$185,000	$105	55
207 Robinson Ave	0.71mi	3/2.0	1,660 (+4%)	2mo	$130,500	$79	54
409 Church St	0.54mi	3/2.0	1,509 (-5%)	9mo	$215,000	$142	54
313 Watson St	0.26mi	3/2.0	1,424 (-11%)	19mo	$45,000	$32	50
1000 Snowden Dr	0.57mi	2/1.0 (-1)	1,430 (-10%)	2mo	$45,000	$31	50
405 Church St	0.54mi	3/2.0	1,509 (-5%)	16mo	$229,900	$152	48
407 Church St	0.54mi	3/2.0	1,499 (-6%)	24mo	$232,375	$155	41
606 Mclendon Ave	0.65mi	3/1.0	1,368 (-14%)	9mo	$40,000	$29	38
202 East Watson St	0.50mi	3/2.0	1,397 (-12%)	22mo	$129,500	$93	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.0%
• Equity multiple: 4.45×
• Total profit: $53,193
• Equity at exit: $37,428

10-year hold

• IRR: 49.1%
• Equity multiple: 9.36×
• Total profit: $128,752
• Equity at exit: $70,484

Cash invested: $15,400 (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 36420

• Home prices YoY: 2.9%
• Active inventory: 87
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$27 /mo · $327/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $544

Break-even live

Break-even rent $429

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $575	-5% $559	+0% $544	+5% $528	+10% $513
Rent	-10% $456	-5% $500	+0% $544	+5% $588	+10% $632
Rate	-1.0pp $572	-0.5pp $558	base $544	+0.5pp $530	+1.0pp $515

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $55,000 Active 24 DOM
2. 2026-06-19
   days on market $55,000 Active 22 DOM
3. 2026-06-18
   days on market $55,000 Active 21 DOM
4. 2026-06-17
   days on market $55,000 Active 20 DOM
5. 2026-06-16
   days on market $55,000 Active 19 DOM
6. 2026-06-15
   days on market $55,000 Active 18 DOM
7. 2026-06-14
   days on market $55,000 Active 16 DOM
8. 2026-06-12
   days on market $55,000 Active 15 DOM
9. 2026-06-09
   days on market $55,000 Active 12 DOM
10. 2026-06-08
    days on market $55,000 Active 11 DOM
11. 2026-06-07
    days on market $55,000 Active 10 DOM
12. 2026-06-07
    days on market $55,000 Active 9 DOM
13. 2026-06-04
    days on market $55,000 Active 6 DOM
14. 2026-06-02
    days on market $55,000 Active 5 DOM
15. 2026-06-01
    days on market $55,000 Active 4 DOM
16. 2026-05-31
    days on market $55,000 Active 3 DOM
17. 2026-05-31
    days on market $55,000 Active 2 DOM
18. 2026-05-28
    listed $55,000 Active 152-char remark

    Show marketing remark (154 chars)

    Three bedroom, 1.5 bath, older home on a corner, fenced lot with outbuildings. Property is located within the City limits of Andalusia on a . 65 acre lot.

19. 2026-05-28
    listed $55,000 Active

    Show marketing remark (154 chars)

    Three bedroom, 1.5 bath, older home on a corner, fenced lot with outbuildings. Property is located within the City limits of Andalusia on a . 65 acre lot.

20. 2026-05-28
    listed $55,000 Active 154-char remark

    Show marketing remark (154 chars)

    Three bedroom, 1.5 bath, older home on a corner, fenced lot with outbuildings. Property is located within the City limits of Andalusia on a . 65 acre lot.

ⓘ 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: $327 · $27/mo
• Projected year-2 tax: $327 · $27/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,404
• − Mortgage interest: −$3,081
• − Property taxes: −$327
• − Insurance: −$275
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$1,600
• Taxable income: $5,977
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $5,092/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: Andalusia City
• NCES district ID: 0100060
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $32,645
• Composite: 31.52/100
• National rank: #5964
• State rank: #35 of 129 in AL

Livability — Andalusia

• Score: 65/100
• State rank: #142
• US rank: #13465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andalusia, AL
• City population: 9,861
• Population (ZIP): 10,358

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.81%
• Current HPI: 239.35
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-28 Listed $55,000 CAOR
• 2026-05-28 Listed $55,000 SAMLS
• 2026-05-28 Listed $55,000 WBR

Property tax history

+6.9%/yr

Latest (2025): $327 · +7.5% YoY. Source: county tax records.