63 Edgewood Dr · Level Plains, AL 36322

$125,000

1 bd · 1.0 ba · 804 sqft · SingleFamily · 62 Days on market

Built 1979 0.30 ac lot Est $125k · at est.

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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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• ARV discount +7.4/15.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

This house would make someone a great starter home or investment property. It has one bedroom, one bathroom, galley kitchen, large living room with an area for dining. This home is fully brick with a 1 car carport and the flow of the home is great. It just needs a little TLC and your personal touches to make this home awesome. The owner just replaced the roof in September of 2025.

Key facts

• Quartz countertops
• New paint
• New appliances

Tags

• LVP FLOORING
• NEW PAINT
• NEW APPLIANCES
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: Attached carport (1 space); Detached driveway parking; Garage (1 space); Carport (1 space)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-family residence; One story; One level; Brick construction; Slab foundation
• Construction: Brick exterior; Slab foundation
• Exterior features: Covered patio and porch; Porch; Patio; Full fencing; Paved road access

Interior

• Kitchen: Oven; Electric cooktop; Electric oven; Self-cleaning oven; Microwave; Electric water heater
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Hot water heating; Electric heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Vinyl flooring; Masonry fireplace (1)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (21.3% below list).
• Recommended offer: $98k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#438 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: A M Windham Elementary School (math 17% / reading 37%, grade F, #392 of 627 statewide, top 65%, 499 students, 70% FRL); Daleville Middle School (math 7% / reading 39%, grade F, #176 of 257 statewide, top 70%, 361 students, 72% FRL); Daleville High School (math 2% / reading 22%, grade F, #238 of 305 statewide, top 79%, 294 students, 60% FRL).
• Market conditions: 41 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, 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 62 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $125k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $98,414 (21.3% 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. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $124,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Edgewood Dr	0.00mi	1/1.0	804 (0%)	1mo	$125,000	$155	99

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $62,592
• Equity at exit: $112,610

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $188,678
• Equity at exit: $242,848

Cash invested: $35,000 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-86

Break-even live

Break-even rent $1,093

Max offer price $112,501

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-43	+0% $-86	+5% $-130	+10% $-173
Rent	-10% $-164	-5% $-125	+0% $-86	+5% $-48	+10% $-9
Rate	-1.0pp $-23	-0.5pp $-55	base $-86	+0.5pp $-119	+1.0pp $-152

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-19
   status Pending
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-02
   price $125,000
4. 2026-03-25
   price $127,500
5. 2026-03-18
   listed $133,000 Active
6. 2025-12-12
   soldstatus $80,000 Closed 383-char remark

   Show marketing remark (383 chars)

   This house would make someone a great starter home or investment property. It has one bedroom, one bathroom, galley kitchen, large living room with an area for dining. This home is fully brick with a 1 car carport and the flow of the home is great. It just needs a little TLC and your personal touches to make this home awesome. The owner just replaced the roof in September of 2025.

7. 2025-11-26
   price $99,900 383-char remark

   Show marketing remark (383 chars)

   This house would make someone a great starter home or investment property. It has one bedroom, one bathroom, galley kitchen, large living room with an area for dining. This home is fully brick with a 1 car carport and the flow of the home is great. It just needs a little TLC and your personal touches to make this home awesome. The owner just replaced the roof in September of 2025.

8. 2025-10-21
   listed $103,000 Active 383-char remark

   Show marketing remark (383 chars)

   This house would make someone a great starter home or investment property. It has one bedroom, one bathroom, galley kitchen, large living room with an area for dining. This home is fully brick with a 1 car carport and the flow of the home is great. It just needs a little TLC and your personal touches to make this home awesome. The owner just replaced the roof in September of 2025.

9. 2025-05-14
   price $89,000
10. 2024-12-16
    status Active
11. 2024-11-22
    historical Active Under Contract
12. 2024-08-05
    listed $99,000 Active

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

Taxation est. · year 1

• Rental income: $11,810
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$3,636
• Taxable loss: −$3,218
• Est. tax savings @ 24.0%: +$772
• After-tax cash flow: $-264/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Level Plains

• Score: 55/100
• State rank: #438
• US rank: #23383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dale County · 7,959 people
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

+26.3% since first listed

12 events — show timeline

• 2026-05-19 Pending — WBR
• 2026-04-28 Contingent — WBR
• 2026-04-02 Price Changed $125,000 WBR
• 2026-03-25 Price Changed $127,500 WBR
• 2026-03-18 Listed $133,000 WBR
• 2025-12-12 Sold (MLS) $80,000 WBR
• 2025-11-26 Price Changed $99,900 WBR
• 2025-10-21 Listed $103,000 WBR
• 2025-05-14 Price Changed $89,000 WBR
• 2024-12-16 Relisted — WBR
• 2024-11-22 Contingent — WBR
• 2024-08-05 Listed $99,000 WBR