183 Redwing Rd · Cottonwood, AL 36312

$135,000

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 123 Days on market

Built 2011 0.50 ac lot Est $125k · 8% over ↓ 7% since listing

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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 +24.9/30.0
• Appreciation +8.5/10.0
• DSCR +8.1/10.0
• 1% rule +5.1/10.0
• ARV discount +4.0/15.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Built in 2011, this charming ranch rambler offers comfortable, single-level living with two bedrooms and two bathrooms. The heart of the home is a beautiful open-concept kitchen, living, and dining area—perfect for everyday living and entertaining. A spacious kitchen island with a range top anchors the space, combining style and functionality. Nestled in the sweet town of Ashford. Just a short trip to Southeast Health & all the amenities Dothan has. This home offers a peaceful setting with a welcoming, small-town feel.

Key facts

• Open-concept kitchen
• 0.5 acre lot
• Built 2011

Tags

• OPEN-CONCEPT KITCHEN
• SPACIOUS KITCHEN ISLAND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#82 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashford Elementary School (math 21% / reading 51%, grade F, #286 of 627 statewide, top 46%, 625 students, 68% FRL); Ashford Middle School (293 students, 67% FRL); Ashford High School (math 9% / reading 32%, grade F, #159 of 305 statewide, top 53%, 399 students, 62% FRL).
• Market conditions: 88 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($933 loan paydown + $9k appreciation (7.0% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $125,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Redwing Rd	0.00mi	2/2.0	1,504 (+3%)	1mo	$130,000	$86	90

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

Projected returns pro-forma

6.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.72×
• Total profit: $65,161
• Equity at exit: $93,207

10-year hold

• IRR: 23.0%
• Equity multiple: 5.64×
• Total profit: $175,519
• Equity at exit: $176,739

Cash invested: $37,800 (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 36312

• Home prices YoY: 3.8%
• Active inventory: 88
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $289

Break-even live

Break-even rent $998

Max offer price $135,000

Occupancy floor 74%

Sensitivity live

Price	-10% $366	-5% $327	+0% $289	+5% $251	+10% $51
Rent	-10% $181	-5% $235	+0% $289	+5% $343	+10% $397
Rate	-1.0pp $357	-0.5pp $323	base $289	+0.5pp $254	+1.0pp $219

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-25
   status Pending
2. 2026-03-26
   historical Active Under Contract
3. 2026-01-20
   price $135,000
4. 2025-12-22
   listed $145,000 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: $290 · $24/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$264/yr (+$22/mo · 91.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,366
• − Mortgage interest: −$7,562
• − Property taxes: −$290
• − Insurance: −$675
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,927
• Taxable income: $1,293
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,159/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Cottonwood

• Score: 67/100
• State rank: #82
• US rank: #10682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,137
• Population (ZIP): 6,147

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.96%
• Current HPI: 189.0364
• 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

-6.9% since first listed

4 events — show timeline

• 2026-04-25 Pending — SAMLS
• 2026-03-26 Contingent — SAMLS
• 2026-01-20 Price Changed $135,000 SAMLS
• 2025-12-22 Listed $145,000 SAMLS

Property tax history

+1.6%/yr

Latest (2023): $290 · +29.1% YoY. Source: county tax records.