997 Percy Johnson Rd · White Hall, AL 36785

$119,900

3 bd · 1.0 ba · 1,842 sqft · SingleFamily public records · 80 Days on market

Built 1953 2.00 ac lot

---

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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Appreciation +5.0/10.0
• 1% rule +4.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Solid 4-sided brick family farmhouse with approximately 100 years of ownership. Rich in history and character, this property offers a rare opportunity to restore and modernize a true legacy home. The home features strong construction and classic farmhouse appeal, but will require TLC, updates, and repairs—ideal for buyers seeking value-add potential. Situated on 2± acres, to be surveyed and divided from a larger 43-acre tract. Enjoy a private, rural setting with flexibility to expand—additional acreage available for purchase (negotiable). Priced to sell—bring your vision and make this historic property your own.

Key facts

• 2 acre lot
• 2 parking spots
• Built 1953

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $116k (3.3% below list).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#515 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Lowndes County (rural): math 22% / reading 21% proficiency, ranked #124 of 133 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% 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 ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lowndes County population projected at -35% 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 $34k cash investment doubles in ~6 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 80 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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?
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: 0.97% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.3%
• Equity multiple: 1.64×
• Total profit: $21,630
• Equity at exit: $53,912

10-year hold

• IRR: 13.4%
• Equity multiple: 2.99×
• Total profit: $66,953
• Equity at exit: $83,085

Cash invested: $33,572 (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 36785

• Active inventory: 1
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $113

Break-even live

Break-even rent $1,016

Max offer price $119,900

Occupancy floor 85%

Sensitivity live

Price	-10% $181	-5% $147	+0% $113	+5% $79	+10% $45
Rent	-10% $21	-5% $67	+0% $113	+5% $159	+10% $204
Rate	-1.0pp $173	-0.5pp $143	base $113	+0.5pp $82	+1.0pp $50

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $119,900 Active 80 DOM
2. 2026-06-17
   days on market $119,900 Active 79 DOM
3. 2026-06-16
   days on market $119,900 Active 78 DOM
4. 2026-06-15
   days on market $119,900 Active 77 DOM
5. 2026-06-14
   days on market $119,900 Active 75 DOM
6. 2026-06-13
   days on market $119,900 Active 74 DOM
7. 2026-06-10
   days on market $119,900 Active 72 DOM
8. 2026-06-09
   days on market $119,900 Active 71 DOM
9. 2026-06-08
   days on market $119,900 Active 70 DOM
10. 2026-06-07
    days on market $119,900 Active 69 DOM
11. 2026-06-03
    days on market $119,900 Active 65 DOM
12. 2026-06-03
    days on market $119,900 Active 64 DOM
13. 2026-06-01
    days on market $119,900 Active 63 DOM
14. 2026-05-31
    days on market $119,900 Active 62 DOM
15. 2026-05-30
    days on market $119,900 Active 61 DOM
16. 2026-03-30
    listed $119,900 Active 644-char remark

    Show marketing remark (644 chars)

    Solid 4-sided brick family farmhouse with approximately 100 years of ownership. Rich in history and character, this property offers a rare opportunity to restore and modernize a true legacy home. The home features strong construction and classic farmhouse appeal, but will require TLC, updates, and repairs—ideal for buyers seeking value-add potential. Situated on 2± acres, to be surveyed and divided from a larger 43-acre tract. Enjoy a private, rural setting with flexibility to expand—additional acreage available for purchase (negotiable). Priced to sell—bring your vision and make this historic property your own.

17. 2026-03-19
    historical $119,900 644-char remark

    Show marketing remark (644 chars)

    Solid 4-sided brick family farmhouse with approximately 100 years of ownership. Rich in history and character, this property offers a rare opportunity to restore and modernize a true legacy home. The home features strong construction and classic farmhouse appeal, but will require TLC, updates, and repairs—ideal for buyers seeking value-add potential. Situated on 2± acres, to be surveyed and divided from a larger 43-acre tract. Enjoy a private, rural setting with flexibility to expand—additional acreage available for purchase (negotiable). Priced to sell—bring your vision and make this historic property your own.

ⓘ 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: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,911
• − Mortgage interest: −$6,716
• − Property taxes: −$1,491
• − Insurance: −$600
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$3,488
• Taxable loss: −$610
• Est. tax savings @ 24.0%: +$146
• After-tax cash flow: $1,500/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: Lowndes County
• NCES district ID: 0102160
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 21% ▲ 1.00%
• Median HH income: $28,508
• Composite: 20.29/100
• National rank: #13821
• State rank: #124 of 133 in AL

Livability — White Hall

• Score: 51/100
• State rank: #515
• US rank: #25318

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 969

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 8,899 people
• By 2030: 8,133 · -8.6%
• By 2040: 6,789 · -23.7%
• By 2050: 5,785 · -35.0%
• By 2075: 4,745 · -46.7%
• By 2100: 4,957 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (81%)
• Race & ethnicity: Black 81% White 16% Two or more races 3%
• Common ancestry: Iranian 4%
• Foreign-born: 2%
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Lowndes

• 2024 margin: Solid D (+37.3) · D 68.4% · R 31.1%
• 2008→2024 swing: -12.7pp toward R · 2008: 50.0pp · 2024: 37.3pp
• All cycles: 2024: D+37.3 2020: D+45.9 2016: D+46.9 2012: D+53.1 2008: D+50.0

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

+0.0% since first listed

2 events — show timeline

• 2026-03-30 Listed $119,900 Greater Alabama MLS
• 2026-03-19 Coming Soon $119,900 Greater Alabama MLS

Property tax history

-0.1%/yr

Latest (2025): $1,491 · +0.0% YoY. Source: county tax records.