182 Woodland Hills Dr · Ozark, AL 36360

$96,000

2 bd · 1.0 ba · 2,030 sqft · SingleFamily public records · 23 Days on market

Built 1967 0.43 ac lot Est $185k · 48% under

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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 +26.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this two bedroom, one bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property may be subject to right of redemption.

Key facts

• 0.43 acre lot
• Garage
• Built 1967

Property features AI

Finance

• Other: Subdivision: Other; Directions: From Head Toward Woodland Hills Dr, turn left onto Woodland Hills Dr
• HOA & community: No homeowners association

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Single-family residence; One level; Built in 1967; Frame construction
• Construction: Frame construction; Built in 1967; Foundation: see remarks
• Exterior features: Public water; Public sewer; Lot of approximately 0.43 acres

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central cooling; Natural gas heating
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $95k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.3% in Ozark — 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 62/100 on livability (#224 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Ozark City (town): math 11% / reading 36% proficiency, ranked #99 of 129 in AL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Carroll High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 638 students, 58% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 184 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $94,560 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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 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?
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: 1.11% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $184,730
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 E Roy Parker Rd	0.22mi	3/2.0 (+1)	1,873 (-8%)	8mo	$235,000	$125	61
385 Joseph Dr	0.30mi	3/2.0 (+1)	1,969 (-3%)	20mo	$145,000	$74	56
515 N Union Ave	0.36mi	3/2.0 (+1)	1,917 (-6%)	15mo	$175,000	$91	52

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-204
• Equity at exit: $14,314

10-year hold

• IRR: 9.4%
• Equity multiple: 1.73×
• Total profit: $19,527
• Equity at exit: $8,300

Cash invested: $26,880 (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 36360

• Home prices YoY: -6.9%
• Active inventory: 184
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $241

Break-even live

Break-even rent $759

Max offer price $96,000

Occupancy floor 72%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   status $96,000 Pending 23 DOM
2. 2026-06-18
   days on market $96,000 Active 23 DOM
3. 2026-06-17
   days on market $96,000 Active 22 DOM
4. 2026-06-16
   days on market $96,000 Active 21 DOM
5. 2026-06-15
   days on market $96,000 Active 20 DOM
6. 2026-06-14
   days on market $96,000 Active 18 DOM
7. 2026-06-12
   days on market $96,000 Active 17 DOM
8. 2026-06-09
   days on market $96,000 Active 14 DOM
9. 2026-06-08
   days on market $96,000 Active 13 DOM
10. 2026-06-07
    days on market $96,000 Active 12 DOM
11. 2026-06-07
    days on market $96,000 Active 11 DOM
12. 2026-06-04
    days on market $96,000 Active 8 DOM
13. 2026-06-02
    days on market $96,000 Active 7 DOM
14. 2026-06-01
    days on market $96,000 Active 6 DOM
15. 2026-05-31
    days on market $96,000 Active 5 DOM
16. 2026-05-31
    days on market $96,000 Active 4 DOM
17. 2026-05-26
    listed $96,000 Active

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $674 · $56/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 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: $12,774
• − Mortgage interest: −$5,377
• − Property taxes: −$674
• − Insurance: −$480
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,793
• Taxable income: $1,407
• Est. tax owed @ 24.0%: −$338
• After-tax cash flow: $2,559/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: Ozark City
• NCES district ID: 0102640
• Math proficiency: 11% ▼ -24.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $39,155
• Composite: 19.67/100
• National rank: #8733
• State rank: #99 of 129 in AL

Livability — Ozark

• Score: 62/100
• State rank: #224
• US rank: #16855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ozark, AL
• City population: 19,461
• Population (ZIP): 19,461

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: Majority White (65%)
• Race & ethnicity: White 65% Black 27% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 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: ▼ -14.80%
• Current HPI: 198.6765
• 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

• 2026-05-26 Listed $96,000 VMLS

Property tax history

+2.3%/yr

Latest (2025): $674 · -14.6% YoY. Source: county tax records.