3375 County Road 34 · Centre, AL 35960

$39,900

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 47 Days on market

Built 1945 0.52 ac lot $34/sqft · 75% below area ↓ 20% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just minutes from Weiss Lake, this property offers incredible potential for those looking to renovate, rebuild, or create a profitable rental or resale. The home is in need of substantial repairs and is being sold as-is, making it an ideal opportunity for cash buyers or experienced investors ready to bring it back to life. Sitting on a spacious lot, the property provides plenty of room for improvements, expansion, or even a fresh start. With the right vision, this could be transformed into a desirable primary residence, weekend lake retreat, or income-producing property.

Key facts

• 0.52 acre lot
• Garage
• Built 1945

Property features AI

Finance

• Other: Lot size approximately 0.52 acres; Located in the CENTRE tax district

Exterior

• Parking: Front driveway parking; Attached garage with 1 garage space (main level)
• Utilities: Public water; Septic sewer
• Home design: Single-family property (existing); Entry level: main level
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Covered deck; No pool; No patio; No garden/patio; Not waterfront

Interior

• Kitchen: Solid surface countertops; Kitchen on the main level
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: No heat system; No air conditioning
• Interior features: Smooth ceilings; Attic
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.4% vs local median 1.1% in Centre — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 61/100 on livability (#267 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Cherokee County (rural): math 21% / reading 45% proficiency, ranked #58 of 129 in AL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Centre Elementary School (math 28% / reading 54%, grade F, #233 of 627 statewide, top 38%, 647 students, 68% FRL); Cherokee County High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 465 students, 63% FRL).
• Market conditions: 197 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Cherokee County population projected at -17% 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 $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $38,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1945 — 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 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. 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: 2.36% ✓
• Cap rate: 20.40%
• Cash-on-cash: 50.38%
• DSCR: 3.24
• GRM: 3.5

CMA / ARV

• ARV (median comp): $161,099
• List price: $39,900
• Delta: -75.23%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3245 County Road 34	0.09mi	1/1.0 (-1)	1,264 (+9%)	22mo	$139,000	$110	58

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: 48.1%
• Equity multiple: 3.10×
• Total profit: $23,424
• Equity at exit: $5,949

10-year hold

• IRR: 53.8%
• Equity multiple: 6.27×
• Total profit: $58,925
• Equity at exit: $3,450

Cash invested: $11,172 (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 35960

• Home prices YoY: -14.7%
• Active inventory: 197
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $469

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 45%

Sensitivity live

Price	-10% $497	-5% $483	+0% $469	+5% $455	+10% $441
Rent	-10% $395	-5% $432	+0% $469	+5% $506	+10% $544
Rate	-1.0pp $489	-0.5pp $479	base $469	+0.5pp $459	+1.0pp $448

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $39,900 Pending 47 DOM
2. 2026-06-16
   days on market $39,900 Active 47 DOM
3. 2026-06-15
   days on market $39,900 Active 46 DOM
4. 2026-06-14
   days on market $39,900 Active 44 DOM
5. 2026-06-13
   days on market $39,900 Active 43 DOM
6. 2026-06-10
   days on market $39,900 Active 41 DOM
7. 2026-06-09
   days on market $39,900 Active 40 DOM
8. 2026-06-08
   days on market $39,900 Active 39 DOM
9. 2026-06-07
   days on market $39,900 Active 38 DOM
10. 2026-06-05
    days on market $39,900 Active 35 DOM
11. 2026-06-03
    pricedays on market $39,900 Active 34 DOM
12. 2026-06-02
    days on market $49,900 Active 33 DOM
13. 2026-06-01
    days on market $49,900 Active 32 DOM
14. 2026-05-31
    days on market $49,900 Active 31 DOM
15. 2026-05-30
    days on market $49,900 Active 30 DOM
16. 2026-04-27
    listed $49,900 Active 585-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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,314
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$905
• − Management: −$905
• − Depreciation: −$1,161
• Taxable income: $5,310
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $4,355/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: Cherokee County
• NCES district ID: 0100630
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $37,824
• Composite: 27.43/100
• National rank: #6965
• State rank: #58 of 129 in AL

Livability — Centre

• Score: 61/100
• State rank: #267
• US rank: #18261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,044

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 24,929 people
• By 2030: 24,177 · -3.0%
• By 2040: 22,411 · -10.1%
• By 2050: 20,595 · -17.4%
• By 2075: 17,025 · -31.7%
• By 2100: 13,700 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+75.5) · D 12.0% · R 87.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -51.2pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+72.8 2016: R+69.4 2012: R+55.0 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.50%
• Current HPI: 199.8855
• 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

-20.0% since first listed

3 events — show timeline

• 2026-06-16 Pending — Greater Alabama MLS
• 2026-06-03 Price Changed $39,900 Greater Alabama MLS
• 2026-04-27 Listed $49,900 Greater Alabama MLS