4139 County Road 24 · Billingsley, AL 36006

$219,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 266 Days on market

Built 2025 0.40 ac lot $156/sqft · 16% below area Est $262k · 16% under ↓ 5% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• Cash flow +4.2/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Livability +2.1/5.0
• 1% rule +0.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Come see this charming energy efficient NEW CONSTRUCTION home in a peaceful setting! Discover modern comfort and country living in this 1400 sq ft home designed with both style and functionality in mind. This home offers open living space, quality finishes, metal roofing and the peaceful lifestyle you've been looking for. Step inside to an open concept floor plan with abundant natural light, vaulted ceilings, a spacious living area, and a thoughtfully designed kitchen complete with custom cabinets and plenty of counter space. With 3 bedrooms and 2 baths, this home provides room for family, guests, or a home office. Don't miss the chance to make this beautiful new home your own!

Key facts

• 0.4 acre lot
• 2 parking spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $-592 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (39.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (46.7% below list).
• Recommended offer: $117k (46.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 43/100 on livability (#560 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Chilton County (rural): math 15% / reading 34% proficiency, ranked #94 of 129 in AL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 25 units permitted in Chilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Chilton County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $116,673 (46.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.53% ✗
• Cap rate: 3.05%
• Cash-on-cash: -11.58%
• DSCR: 0.48
• GRM: 15.6

CMA / ARV

• ARV (median comp): $261,621
• List price: $219,000
• Delta: -16.29%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $81,602
• Equity at exit: $197,293

10-year hold

• IRR: 15.5%
• Equity multiple: 5.40×
• Total profit: $269,978
• Equity at exit: $425,469

Cash invested: $61,320 (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 36006

• Home prices YoY: 4.5%
• Active inventory: 13
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,285/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-592

Break-even live

Break-even rent $1,916

Max offer price $133,374

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $219,000 Active 266 DOM
2. 2026-06-17
   days on market $219,000 Active 265 DOM
3. 2026-06-16
   days on market $219,000 Active 264 DOM
4. 2026-06-15
   days on market $219,000 Active 263 DOM
5. 2026-06-13
   days on market $219,000 Active 261 DOM
6. 2026-06-13
   days on market $219,000 Active 260 DOM
7. 2026-06-10
   days on market $219,000 Active 258 DOM
8. 2026-06-09
   days on market $219,000 Active 257 DOM
9. 2026-06-08
   days on market $219,000 Active 256 DOM
10. 2026-06-07
    days on market $219,000 Active 255 DOM
11. 2026-06-03
    days on market $219,000 Active 251 DOM
12. 2026-06-02
    days on market $219,000 Active 250 DOM
13. 2026-06-01
    days on market $219,000 Active 249 DOM
14. 2026-05-31
    days on market $219,000 Active 248 DOM
15. 2026-03-10
    price $219,000 688-char remark

    Show marketing remark (688 chars)

    Come see this charming energy efficient NEW CONSTRUCTION home in a peaceful setting! Discover modern comfort and country living in this 1400 sq ft home designed with both style and functionality in mind. This home offers open living space, quality finishes, metal roofing and the peaceful lifestyle you've been looking for. Step inside to an open concept floor plan with abundant natural light, vaulted ceilings, a spacious living area, and a thoughtfully designed kitchen complete with custom cabinets and plenty of counter space. With 3 bedrooms and 2 baths, this home provides room for family, guests, or a home office. Don't miss the chance to make this beautiful new home your own!

16. 2026-03-10
    status Active 688-char remark

    Show marketing remark (688 chars)

    Come see this charming energy efficient NEW CONSTRUCTION home in a peaceful setting! Discover modern comfort and country living in this 1400 sq ft home designed with both style and functionality in mind. This home offers open living space, quality finishes, metal roofing and the peaceful lifestyle you've been looking for. Step inside to an open concept floor plan with abundant natural light, vaulted ceilings, a spacious living area, and a thoughtfully designed kitchen complete with custom cabinets and plenty of counter space. With 3 bedrooms and 2 baths, this home provides room for family, guests, or a home office. Don't miss the chance to make this beautiful new home your own!

17. 2026-03-09
    historical 688-char remark

    Show marketing remark (688 chars)

    Come see this charming energy efficient NEW CONSTRUCTION home in a peaceful setting! Discover modern comfort and country living in this 1400 sq ft home designed with both style and functionality in mind. This home offers open living space, quality finishes, metal roofing and the peaceful lifestyle you've been looking for. Step inside to an open concept floor plan with abundant natural light, vaulted ceilings, a spacious living area, and a thoughtfully designed kitchen complete with custom cabinets and plenty of counter space. With 3 bedrooms and 2 baths, this home provides room for family, guests, or a home office. Don't miss the chance to make this beautiful new home your own!

18. 2025-10-29
    price $226,000 688-char remark

    Show marketing remark (688 chars)

    Come see this charming energy efficient NEW CONSTRUCTION home in a peaceful setting! Discover modern comfort and country living in this 1400 sq ft home designed with both style and functionality in mind. This home offers open living space, quality finishes, metal roofing and the peaceful lifestyle you've been looking for. Step inside to an open concept floor plan with abundant natural light, vaulted ceilings, a spacious living area, and a thoughtfully designed kitchen complete with custom cabinets and plenty of counter space. With 3 bedrooms and 2 baths, this home provides room for family, guests, or a home office. Don't miss the chance to make this beautiful new home your own!

19. 2025-09-23
    listed $231,000 Active 688-char remark

    Show marketing remark (688 chars)

    Come see this charming energy efficient NEW CONSTRUCTION home in a peaceful setting! Discover modern comfort and country living in this 1400 sq ft home designed with both style and functionality in mind. This home offers open living space, quality finishes, metal roofing and the peaceful lifestyle you've been looking for. Step inside to an open concept floor plan with abundant natural light, vaulted ceilings, a spacious living area, and a thoughtfully designed kitchen complete with custom cabinets and plenty of counter space. With 3 bedrooms and 2 baths, this home provides room for family, guests, or a home office. Don't miss the chance to make this beautiful new home your own!

20. 2025-09-09
    historical $231,000 688-char remark

    Show marketing remark (688 chars)

    Come see this charming energy efficient NEW CONSTRUCTION home in a peaceful setting! Discover modern comfort and country living in this 1400 sq ft home designed with both style and functionality in mind. This home offers open living space, quality finishes, metal roofing and the peaceful lifestyle you've been looking for. Step inside to an open concept floor plan with abundant natural light, vaulted ceilings, a spacious living area, and a thoughtfully designed kitchen complete with custom cabinets and plenty of counter space. With 3 bedrooms and 2 baths, this home provides room for family, guests, or a home office. Don't miss the chance to make this beautiful new home your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,001
• − Mortgage interest: −$12,267
• − Property taxes: −$3,285
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$6,371
• Taxable loss: −$11,258
• Est. tax savings @ 24.0%: +$2,702
• After-tax cash flow: $-4,399/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: Chilton County
• NCES district ID: 0100660
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $41,269
• Composite: 20.73/100
• National rank: #8520
• State rank: #94 of 129 in AL

Livability — Billingsley

• Score: 43/100
• State rank: #560
• US rank: #26875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,028

Population outlook (Chilton County) Hauer SSP2

• Today (2025): 44,064 people
• By 2030: 43,694 · -0.8%
• By 2040: 42,168 · -4.3%
• By 2050: 39,667 · -10.0%
• By 2075: 31,397 · -28.7%
• By 2100: 21,319 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Chilton

• 2024 margin: Solid R (+72.1) · D 13.7% · R 85.8%
• 2008→2024 swing: -14.3pp toward R · 2008: -57.8pp · 2024: -72.1pp
• All cycles: 2024: R+72.1 2020: R+67.4 2016: R+66.6 2012: R+60.3 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.71%
• Current HPI: 247.3399
• 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

-5.2% since first listed

6 events — show timeline

• 2026-03-10 Price Changed $219,000 Greater Alabama MLS
• 2026-03-10 Relisted — Greater Alabama MLS
• 2026-03-09 Delisted — Greater Alabama MLS
• 2025-10-29 Price Changed $226,000 Greater Alabama MLS
• 2025-09-23 Listed $231,000 Greater Alabama MLS
• 2025-09-09 Coming Soon $231,000 Greater Alabama MLS