5130 Wildfork Rd · Frisco City, AL 36445

$65,000

3 bd · 2.5 ba · 2,226 sqft · SingleFamily · 52 Days on market

Built 1950 Poor condition 0.39 ac lot $29/sqft · 8% below area Est $71k · 8% 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 +30.0/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0

Listing remarks

Welcome to 5130 Wild Fork Road, a classic ranch-style residence offering approximately 2,226 square feet of living space and an exceptional opportunity to create something truly special. With 3 bedrooms and 2.5 bathrooms, this property presents the perfect blank canvas for investors, renovators, or anyone with a vision ready to bring new life into a well-proportioned home. From the moment you arrive, the home’s traditional profile and established setting hint at the potential that lies within. The inviting front entry welcomes you into a spacious layout where the main living area unfolds with a natural flow, offering generous proportions ideal for reimagining modern living. Whether yo

Key facts

• 0.39 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces
• Utilities: Public sewer; Electric (other); Other utilities
• Home design: Single family residence; Residential property; View available
• Construction: Vinyl siding; Built in 1950; Slab foundation; Shingle roof
• Exterior features: Storage; Outbuilding / shed

Interior

• Kitchen: Eat-in kitchen; Cabinets (other); Laminate countertops
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms, 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Ceiling fan cooling
• Interior features: Other; No fireplace
• Laundry & utility: Other utilities

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $65k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $479 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#462 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Monroe County (rural): math 7% / reading 27% proficiency, ranked #112 of 129 in AL (top 87%) — 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: Monroe County High School (math 2% / reading 8%, grade F, #276 of 305 statewide, top 95%, 322 students, 82% FRL) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 5% at this address vs 17% district-wide (-12 pts) — the specific schools serving this property underperform the Monroe County average; the district grade overstates school quality for this exact location.
• Market conditions: 23 active listings in the ZIP; 47 units permitted in Monroe County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($449 loan paydown + $3k appreciation (5.4% local appreciation)).
• Monroe County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.81% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.55%
• DSCR: 2.40
• GRM: 4.6

CMA / ARV

• ARV (median comp): $70,899
• List price: $65,000
• Delta: -8.32%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

5.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 3.57×
• Total profit: $46,823
• Equity at exit: $38,264

10-year hold

• IRR: 38.9%
• Equity multiple: 7.30×
• Total profit: $114,640
• Equity at exit: $67,252

Cash invested: $18,200 (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 36445

• Home prices YoY: 3.8%
• Active inventory: 23
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $479

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 54%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 52 DOM
2. 2026-06-18
   days on market $65,000 Active 51 DOM
3. 2026-06-17
   days on market $65,000 Active 50 DOM
4. 2026-06-16
   days on market $65,000 Active 49 DOM
5. 2026-06-15
   days on market $65,000 Active 48 DOM
6. 2026-06-14
   days on market $65,000 Active 46 DOM
7. 2026-06-12
   days on market $65,000 Active 45 DOM
8. 2026-06-09
   days on market $65,000 Active 42 DOM
9. 2026-06-08
   days on market $65,000 Active 41 DOM
10. 2026-06-07
    days on market $65,000 Active 40 DOM
11. 2026-06-07
    days on market $65,000 Active 39 DOM
12. 2026-06-04
    days on market $65,000 Active 36 DOM
13. 2026-06-02
    days on market $65,000 Active 35 DOM
14. 2026-06-01
    days on market $65,000 Active 34 DOM
15. 2026-05-31
    days on market $65,000 Active 33 DOM
16. 2026-05-31
    days on market $65,000 Active 32 DOM
17. 2026-04-28
    listed $65,000 Active 3306-char remark

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $14,093
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$1,891
• Taxable income: $5,006
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,541/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards. The exposed brick and missing fixtures indicate significant repairs and updates are needed to improve its condition and value.

Repairs flagged

• Major kitchen countertops — Exposed brick
• Major bathroom fixtures — Exposed brick
• Major exterior siding — Exposed brick
• Major flooring — Exposed brick
• Major interior walls/paint — Exposed brick
• Major appliances — Exposed brick

Value-add opportunities

• Resale kitchen countertops — Modern countertops would improve the kitchen's appearance and functionality
• Resale bathroom fixtures — Modern fixtures would improve the bathroom's appearance and functionality
• Resale exterior siding — New siding would improve the home's curb appeal
• Resale flooring — New flooring would improve the home's appearance and functionality
• Resale interior walls/paint — New paint would improve the home's appearance and functionality
• Resale appliances — Modern appliances would improve the home's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen countertops · Exposed brick	Major	$15,000–50,000
bathroom fixtures · Exposed brick	Major	$15,000–50,000
exterior siding · Exposed brick	Major	$15,000–50,000
flooring · Exposed brick	Major	$15,000–50,000
interior walls/paint · Exposed brick	Major	$15,000–50,000
appliances · Exposed brick	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale kitchen countertops — Modern countertops would improve the kitchen's appearance and functionality ↑
• Resale bathroom fixtures — Modern fixtures would improve the bathroom's appearance and functionality ↑
• Resale exterior siding — New siding would improve the home's curb appeal ↑
• Resale flooring — New flooring would improve the home's appearance and functionality ↑
• Resale interior walls/paint — New paint would improve the home's appearance and functionality ↑
• Resale appliances — Modern appliances would improve the home's functionality and appearance ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monroe County
• NCES district ID: 0102400
• Math proficiency: 7% ▼ -24.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $29,403
• Composite: 13.38/100
• National rank: #9529
• State rank: #112 of 129 in AL

Livability — Frisco City

• Score: 54/100
• State rank: #462
• US rank: #23973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Frisco City, AL
• Population (ZIP): 5,111

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 19,513 people
• By 2030: 18,310 · -6.2%
• By 2040: 15,966 · -18.2%
• By 2050: 13,815 · -29.2%
• By 2075: 10,293 · -47.3%
• By 2100: 8,410 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 31% Two or more races 2%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+23.1) · D 38.2% · R 61.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -10.2pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+15.9 2016: R+14.3 2012: R+7.8 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.36%
• Current HPI: 145.6
• 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

• 2026-04-28 Listed $65,000 GCMLS AL