118 Barker St · Selma, AL 36701

$110,000

4 bd · 1.0 ba · 1,523 sqft · SingleFamily public records · 52 Days on market

Built 1965 6,969 sqft lot $72/sqft · 10% below area Est $122k · 10% under

---

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 +25.7/30.0
• ARV discount +12.1/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY!! Home has a split floor plan with 4 bedrooms and 2 baths with plenty of space for family and entertaining. REMODELED. The home has an open concept living/dining and kitchen area. There is a family room with a wood-burning fireplace that leads to an outdoor covered area. The home boasts many updates such as new flooring and paint through out the home. The exterior has also been updated with new paint, trim, lights and landscaping. NEW ROOF. Fenced in backyard, covered carport area for the car or outdoor activities. New gravel driveway! Don't miss this one!! Call your favorite Realtor to schedule your appointment today!

Key facts

• Walk-in closet
• Separate den
• Full laundry room

Tags

• SEPARATE DEN
• FULL LAUNDRY ROOM
• WALK-IN CLOSET

Property features AI

Exterior

• Parking: Attached carport; Driveway; Has carport
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; High-speed internet available
• Home design: Single-story; Brick construction; Slab foundation; Built according to public records
• Construction: Brick exterior; Slab foundation
• Exterior features: Covered patio; Patio; Fully fenced yard; City lot in a subdivision; Paved road access; Lot dimensions approximately 88 x 77

Interior

• Kitchen: Microwave
• Bedrooms: Three bedrooms on the first level
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms on the first level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Walk-in closet(s); Split-bedroom floor plan; Fireplace (one)
• Laundry & utility: Washer hookup; Dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.5% in Selma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#407 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Selma City (town): math 2% / reading 23% proficiency, ranked #118 of 129 in AL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $93k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $106,700 (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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.06% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (median comp): $122,432
• List price: $110,000
• Delta: -10.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Carter Cir	0.51mi	3/2.0 (-1)	1,535 (+1%)	10mo	$118,000	$77	57
125 Butler St	0.38mi	3/1.0 (-1)	1,352 (-11%)	12mo	$90,000	$67	48
120 Russell Dr	0.63mi	4/2.0	1,750 (+15%)	5mo	$123,000	$70	38

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,075
• Equity at exit: $16,401

10-year hold

• IRR: 8.7%
• Equity multiple: 1.67×
• Total profit: $20,506
• Equity at exit: $9,511

Cash invested: $30,800 (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 36701

• Home prices YoY: -6.3%
• Active inventory: 104
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$35 /mo · $419/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $264

Break-even live

Break-even rent $832

Max offer price $110,000

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $110,000 Active 52 DOM
2. 2026-06-18
   days on market $110,000 Active 51 DOM
3. 2026-06-17
   days on market $110,000 Active 50 DOM
4. 2026-06-16
   days on market $110,000 Active 49 DOM
5. 2026-06-15
   days on market $110,000 Active 48 DOM
6. 2026-06-14
   days on market $110,000 Active 46 DOM
7. 2026-06-12
   days on market $110,000 Active 45 DOM
8. 2026-06-09
   days on market $110,000 Active 42 DOM
9. 2026-06-08
   days on market $110,000 Active 41 DOM
10. 2026-06-07
    days on market $110,000 Active 40 DOM
11. 2026-06-07
    days on market $110,000 Active 39 DOM
12. 2026-06-04
    days on market $110,000 Active 36 DOM
13. 2026-06-02
    days on market $110,000 Active 35 DOM
14. 2026-06-01
    days on market $110,000 Active 34 DOM
15. 2026-05-31
    days on market $110,000 Active 33 DOM
16. 2026-05-31
    days on market $110,000 Active 32 DOM
17. 2026-05-12
    price $110,000 1118-char remark
18. 2026-04-28
    listed $114,900 Active 1118-char remark
19. 2021-07-16
    soldstatus $92,900 641-char remark

    Show marketing remark (641 chars)

    MOVE IN READY!! Home has a split floor plan with 4 bedrooms and 2 baths with plenty of space for family and entertaining. REMODELED. The home has an open concept living/dining and kitchen area. There is a family room with a wood-burning fireplace that leads to an outdoor covered area. The home boasts many updates such as new flooring and paint through out the home. The exterior has also been updated with new paint, trim, lights and landscaping. NEW ROOF. Fenced in backyard, covered carport area for the car or outdoor activities. New gravel driveway! Don't miss this one!! Call your favorite Realtor to schedule your appointment today!

20. 2021-07-16
    soldstatus $92,900

    Show marketing remark (641 chars)

    MOVE IN READY!! Home has a split floor plan with 4 bedrooms and 2 baths with plenty of space for family and entertaining. REMODELED. The home has an open concept living/dining and kitchen area. There is a family room with a wood-burning fireplace that leads to an outdoor covered area. The home boasts many updates such as new flooring and paint through out the home. The exterior has also been updated with new paint, trim, lights and landscaping. NEW ROOF. Fenced in backyard, covered carport area for the car or outdoor activities. New gravel driveway! Don't miss this one!! Call your favorite Realtor to schedule your appointment today!

21. 2021-04-27
    listed $92,500 641-char remark

    Show marketing remark (641 chars)

    MOVE IN READY!! Home has a split floor plan with 4 bedrooms and 2 baths with plenty of space for family and entertaining. REMODELED. The home has an open concept living/dining and kitchen area. There is a family room with a wood-burning fireplace that leads to an outdoor covered area. The home boasts many updates such as new flooring and paint through out the home. The exterior has also been updated with new paint, trim, lights and landscaping. NEW ROOF. Fenced in backyard, covered carport area for the car or outdoor activities. New gravel driveway! Don't miss this one!! Call your favorite Realtor to schedule your appointment today!

ⓘ 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: $419 · $35/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$32/yr (+$3/mo · 7.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,995
• − Mortgage interest: −$6,162
• − Property taxes: −$419
• − Insurance: −$550
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,200
• Taxable income: $1,425
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,822/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: Selma City
• NCES district ID: 0102970
• Math proficiency: 2% ▼ -24.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $23,380
• Composite: 9.07/100
• National rank: #9870
• State rank: #118 of 129 in AL

Livability — Selma

• Score: 56/100
• State rank: #407
• US rank: #22550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, AL
• Population (ZIP): 22,358

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 176.6034
• 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

+18.9% since first listed

5 events — show timeline

• 2026-05-12 Price Changed $110,000 MAAR
• 2026-04-28 Listed $114,900 MAAR
• 2021-07-16 Sold (Public Records) $92,900 Public Records
• 2021-07-16 Sold (MLS) $92,900 MAAR
• 2021-04-27 Listed $92,500 MAAR

Property tax history

+7.0%/yr

Latest (2023): $419 · +4.6% YoY. Source: county tax records.