505 Patton St · York, AL 36925

$69,000

4 bd · 2.5 ba · 1,863 sqft · SingleFamily · 198 Days on market

Built 1964 0.60 ac lot Est $80k · 14% under ↓ 42% since listing

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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
• ARV discount +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Move In Ready! WOW- Only $69K for a 4 bedroom, 2.5 bath brick home in Sumter County! This charming one-level house offers incredible value & space both inside & out. Situated on a large, level lot with a fully fenced backyard- ready for pets & outdoor fun. Includes a spacious outdoor shop with power for hobbies, storage & entertaining. Inside, you'll find a generous living room, separate dining area, & cozy country style kitchen with plenty of southern charm. Master suite features ample closet space & walk-in tiled shower. Convenient laundry room & half bath are located just off the main living area. This beauty is waiting for you! Roof 2017. Gas h

Key facts

• Ample closet space
• Generous living room
• Separate dining area

Tags

• FULLY FENCED BACKYARD
• SPACIOUS OUTDOOR SHOP
• GENEROUS LIVING ROOM
• SEPARATE DINING AREA
• COZY COUNTRY STYLE KITCHEN
• AMPLE CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $449 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#429 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Sumter County (rural): math 2% / reading 18% proficiency, ranked #124 of 129 in AL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 4 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sumter County population projected at -11% 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 $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $50k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $60,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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 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?
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: 1.70% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.90%
• DSCR: 2.24
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $80,109
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 4th Ave	0.13mi	3/2.0 (-1)	2,049 (+10%)	10mo	$13,000	$6	62
440 Rumley Rd	0.17mi	3/2.0 (-1)	1,952 (+5%)	18mo	$83,750	$43	62
422 N Broad St	0.42mi	3/2.0 (-1)	1,825 (-2%)	10mo	$35,000	$19	62
602 Oswalt Ave	0.33mi	3/2.0 (-1)	1,935 (+4%)	14mo	$129,900	$67	59

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $17,442
• Equity at exit: $10,288

10-year hold

• IRR: 30.1%
• Equity multiple: 3.70×
• Total profit: $52,094
• Equity at exit: $5,966

Cash invested: $19,320 (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 36925

• Home prices YoY: -5.2%
• Active inventory: 10
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $449

Break-even live

Break-even rent $604

Max offer price $69,000

Occupancy floor 57%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-06
   status Pending
2. 2026-02-20
   status Active
3. 2026-02-12
   status Pending
4. 2026-01-07
   status Active
5. 2025-12-19
   status Pending
6. 2025-11-18
   price $69,000
7. 2025-10-12
   price $85,000
8. 2025-09-16
   status Active
9. 2025-09-16
   price $99,000
10. 2025-09-03
    status Pending
11. 2025-08-31
    status Active
12. 2025-08-20
    status Pending
13. 2025-08-01
    listed $119,000 Active

ⓘ 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 ≥109°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: $14,065
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,007
• Taxable income: $4,563
• Est. tax owed @ 24.0%: −$1,095
• After-tax cash flow: $4,295/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: Sumter County
• NCES district ID: 0103090
• Math proficiency: 2% ▼ -19.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $22,830
• Composite: 6.96/100
• National rank: #9972
• State rank: #124 of 129 in AL

Livability — York

• Score: 55/100
• State rank: #429
• US rank: #23192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, AL
• Population (ZIP): 3,322

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 12,289 people
• By 2030: 11,899 · -3.2%
• By 2040: 11,250 · -8.5%
• By 2050: 10,972 · -10.7%
• By 2075: 12,179 · -0.9%
• By 2100: 13,454 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 12% Two or more races 2%
• Common ancestry: British 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Sumter

• 2024 margin: Solid D (+41.2) · D 70.3% · R 29.1%
• 2008→2024 swing: -9.1pp toward R · 2008: 50.3pp · 2024: 41.2pp
• All cycles: 2024: D+41.2 2020: D+48.5 2016: D+49.4 2012: D+54.6 2008: D+50.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.72%
• Current HPI: 67.5075
• 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

-42.0% since first listed

13 events — show timeline

• 2026-04-06 Pending — WAMLS
• 2026-02-20 Relisted — WAMLS
• 2026-02-12 Pending — WAMLS
• 2026-01-07 Relisted — WAMLS
• 2025-12-19 Pending — WAMLS
• 2025-11-18 Price Changed $69,000 WAMLS
• 2025-10-12 Price Changed $85,000 WAMLS
• 2025-09-16 Relisted — WAMLS
• 2025-09-16 Price Changed $99,000 WAMLS
• 2025-09-03 Pending — WAMLS
• 2025-08-31 Relisted — WAMLS
• 2025-08-20 Pending — WAMLS
• 2025-08-01 Listed $119,000 WAMLS