570 Camellia · West Blocton, AL 35184

$99,500

3 bd · 2.0 ba · 1,312 sqft · SingleFamily public records · 20 Days on market

Built 1900 0.33 ac lot Est $152k · 35% under

---

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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Recently remodeled

Key facts

• 0.33 acre lot
• Built 1900
• Listed 20 days

Property features AI

Finance

• Other: Lot approximately 0.33 acres; Located in Blocton Heights subdivision

Exterior

• Parking: Driveway
• Utilities: Sewer connected
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Composition/shingle roof
• Exterior features: Paved road access; No pool

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Electric water heater; No fireplace
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#363 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, amenities F.
• Bibb County (rural): math 12% / reading 31% proficiency, ranked #105 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: West Blocton Elementary School (math 17% / reading 42%, grade F, #367 of 627 statewide, top 60%, 278 students, 63% FRL); West Blocton Middle School (math 10% / reading 40%, grade F, #163 of 257 statewide, top 64%, 376 students, 69% FRL); West Blocton High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 412 students, 55% FRL).
• Market conditions: 36 active listings in the ZIP; 16 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bibb County population projected at -13% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $98,007 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.24%
• DSCR: 1.59
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $152,192
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Pecan St	0.72mi	3/2.0	1,322 (+1%)	0mo	$215,000	$163	65
386 Camelia Ln	0.17mi	2/2.0 (-1)	1,208 (-8%)	22mo	$140,000	$116	55
246 Juniper Ln	0.27mi	2/1.0 (-1)	1,148 (-12%)	7mo	$111,300	$97	52
5235 Truman Aldrich Pkwy	0.43mi	2/1.0 (-1)	1,166 (-11%)	7mo	$105,000	$90	46

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,403
• Equity at exit: $14,836

10-year hold

• IRR: 12.7%
• Equity multiple: 2.00×
• Total profit: $27,971
• Equity at exit: $8,603

Cash invested: $27,860 (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 35184

• Home prices YoY: -13.3%
• Active inventory: 36
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$18 /mo · $216/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $307

Break-even live

Break-even rent $736

Max offer price $99,500

Occupancy floor 68%

Sensitivity live

Price	-10% $364	-5% $335	+0% $307	+5% $279	+10% $132
Rent	-10% $218	-5% $263	+0% $307	+5% $352	+10% $396
Rate	-1.0pp $357	-0.5pp $333	base $307	+0.5pp $282	+1.0pp $255

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $99,500 Active 20 DOM
2. 2026-06-17
   days on market $99,500 Active 19 DOM
3. 2026-06-16
   days on market $99,500 Active 18 DOM
4. 2026-06-15
   days on market $99,500 Active 17 DOM
5. 2026-06-13
   days on market $99,500 Active 15 DOM
6. 2026-06-13
   days on market $99,500 Active 14 DOM
7. 2026-06-10
   days on market $99,500 Active 12 DOM
8. 2026-06-09
   days on market $99,500 Active 11 DOM
9. 2026-06-08
   days on market $99,500 Active 10 DOM
10. 2026-06-07
    pricedays on market $99,500 Active 9 DOM
11. 2026-06-03
    days on market $98,500 Active 5 DOM
12. 2026-06-02
    days on market $98,500 Active 4 DOM
13. 2026-06-01
    days on market $98,500 Active 3 DOM
14. 2026-05-31
    days on market $98,500 Active 2 DOM

ⓘ 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: $216 · $18/mo
• Projected year-2 tax: $408 · $34/mo
• Expected delta: +$192/yr (+$16/mo · 89.2%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,497
• − Mortgage interest: −$5,574
• − Property taxes: −$216
• − Insurance: −$498
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,895
• Taxable income: $2,156
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $3,171/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: Bibb County
• NCES district ID: 0100360
• Math proficiency: 12% ▼ -22.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $40,196
• Composite: 18.14/100
• National rank: #8964
• State rank: #105 of 129 in AL

Livability — West Blocton

• Score: 58/100
• State rank: #363
• US rank: #21195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Blocton, AL
• City population: 6,188
• Population (ZIP): 6,188

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 21,965 people
• By 2030: 21,437 · -2.4%
• By 2040: 20,248 · -7.8%
• By 2050: 19,023 · -13.4%
• By 2075: 16,513 · -24.8%
• By 2100: 14,871 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 11% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Serbian 2% Iranian 1%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bibb

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.9%
• 2008→2024 swing: -18.6pp toward R · 2008: -45.8pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+57.7 2016: R+55.5 2012: R+46.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.81%
• Current HPI: 167.9719
• 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 $98,500 WAMLS

Property tax history

+6.3%/yr

Latest (2025): $216 · +0.0% YoY. Source: county tax records.