267 Maree Dr · Level Plains, AL 36322

$295,000

3 bd · 2.0 ba · 1,960 sqft · SingleFamily public records · 64 Days on market

Built 2009 9,583 sqft lot $151/sqft · 6% above area Est $278k · 6% over

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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).

• Cash flow +10.5/30.0
• Appreciation +10.0/10.0
• ARV discount +4.8/15.0
• DSCR +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Welcome to your dream home! Nestled in a quiet cul-de-sac within the desirable Woodlands subdivision, this beautiful 3 bedroom, 2 bathroom brick home offers 1,960 sq. ft. of meticulously maintained living space. Enjoy peace of mind with a newer HVAC system (approx. 2 years old), recently updated flooring throughout, and a brand new roof (2023). Step out onto your covered patio to overlook a fully fenced, level backyard. Perfect for summer BBQs and safe play for pets! Ideally situated between two Fort Rucker gates and just minutes from the shopping and dining of Enterprise and Dothan.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $269k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (31.3% below list).
• Recommended offer: $203k (31.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#438 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, crime F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — 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.
• Market conditions: 41 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• At $2,027/mo this rent would consume 51% of the median local household income ($47k/yr) (locally 115% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,653 (31.3% 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 64 days. Have you received any prior offers? Is the seller open to a 31% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.17%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $278,075
• List price: $295,000
• Delta: 6.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Maree Dr	0.04mi	4/2.0 (+1)	1,913 (-2%)	2mo	$344,900	$180	88
379 Hannah	0.09mi	3/2.0	1,813 (-8%)	2mo	$250,000	$138	82
244 Trent Rd	0.11mi	4/2.0 (+1)	2,021 (+3%)	11mo	$289,000	$143	75
165 Trent Rd	0.16mi	3/2.0	1,851 (-6%)	12mo	$281,500	$152	73
460 Madison Ave	0.32mi	4/2.5 (+1)	2,030 (+4%)	0mo	$338,000	$167	72
132 Maree Dr	0.15mi	4/2.0 (+1)	1,814 (-7%)	6mo	$280,000	$154	70
393 Madison Ave	0.27mi	4/3.0 (+1)	1,990 (+2%)	10mo	$373,000	$187	67
88 Madison Ave	0.25mi	4/2.5 (+1)	2,005 (+2%)	14mo	$350,000	$175	66
280 Madison Ave	0.24mi	4/3.0 (+1)	2,061 (+5%)	10mo	$298,900	$145	63
123 Madison Ave	0.26mi	4/2.5 (+1)	2,088 (+6%)	18mo	$345,000	$165	55
1145 County Road 445	0.23mi	4/2.0 (+1)	2,224 (+14%)	15mo	$326,000	$147	49

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 2.83×
• Total profit: $150,985
• Equity at exit: $265,759

10-year hold

• IRR: 20.3%
• Equity multiple: 6.47×
• Total profit: $451,831
• Equity at exit: $573,120

Cash invested: $82,600 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-150

Break-even live

Break-even rent $2,216

Max offer price $268,557

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Madison Ave Enterprise, AL	4.0	3.0	2130	$2,500	$1.17	43d	1	0.30mi
12 County Road 738 Enterprise, AL	4.0	2.0	2100	$1,900	$0.90	43d	1	1.30mi
155 Wingate Ave Enterprise, AL	2.0	2.0	1600	$1,450	$0.91	43d	1	1.47mi

Listing history 34 events

1. 2026-06-19
   days on market $295,000 Active 64 DOM
2. 2026-06-18
   days on market $295,000 Active 63 DOM
3. 2026-06-17
   days on market $295,000 Active 62 DOM
4. 2026-06-16
   days on market $295,000 Active 61 DOM
5. 2026-06-15
   days on market $295,000 Active 60 DOM
6. 2026-06-14
   days on market $295,000 Active 58 DOM
7. 2026-06-12
   days on market $295,000 Active 57 DOM
8. 2026-06-09
   days on market $295,000 Active 54 DOM
9. 2026-06-08
   days on market $295,000 Active 53 DOM
10. 2026-06-07
    days on market $295,000 Active 52 DOM
11. 2026-06-05
    days on market $295,000 Active 49 DOM
12. 2026-06-03
    days on market $295,000 Active 48 DOM
13. 2026-06-02
    days on market $295,000 Active 47 DOM
14. 2026-06-01
    days on market $295,000 Active 46 DOM
15. 2026-05-31
    days on market $295,000 Active 45 DOM
16. 2026-05-30
    days on market $295,000 Active 44 DOM
17. 2026-05-13
    status Active 590-char remark

    Show marketing remark (590 chars)

    Welcome to your dream home! Nestled in a quiet cul-de-sac within the desirable Woodlands subdivision, this beautiful 3 bedroom, 2 bathroom brick home offers 1,960 sq. ft. of meticulously maintained living space. Enjoy peace of mind with a newer HVAC system (approx. 2 years old), recently updated flooring throughout, and a brand new roof (2023). Step out onto your covered patio to overlook a fully fenced, level backyard. Perfect for summer BBQs and safe play for pets! Ideally situated between two Fort Rucker gates and just minutes from the shopping and dining of Enterprise and Dothan.

18. 2026-05-06
    price $295,000 590-char remark

    Show marketing remark (590 chars)

    Welcome to your dream home! Nestled in a quiet cul-de-sac within the desirable Woodlands subdivision, this beautiful 3 bedroom, 2 bathroom brick home offers 1,960 sq. ft. of meticulously maintained living space. Enjoy peace of mind with a newer HVAC system (approx. 2 years old), recently updated flooring throughout, and a brand new roof (2023). Step out onto your covered patio to overlook a fully fenced, level backyard. Perfect for summer BBQs and safe play for pets! Ideally situated between two Fort Rucker gates and just minutes from the shopping and dining of Enterprise and Dothan.

19. 2026-04-02
    historical $1,935
20. 2026-03-31
    price $1,935
21. 2026-03-25
    listed $315,000 Active 590-char remark

    Show marketing remark (590 chars)

    Welcome to your dream home! Nestled in a quiet cul-de-sac within the desirable Woodlands subdivision, this beautiful 3 bedroom, 2 bathroom brick home offers 1,960 sq. ft. of meticulously maintained living space. Enjoy peace of mind with a newer HVAC system (approx. 2 years old), recently updated flooring throughout, and a brand new roof (2023). Step out onto your covered patio to overlook a fully fenced, level backyard. Perfect for summer BBQs and safe play for pets! Ideally situated between two Fort Rucker gates and just minutes from the shopping and dining of Enterprise and Dothan.

22. 2026-03-04
    listed $1,850
23. 2023-05-12
    soldstatus $260,000 225-char remark

    Show marketing remark (225 chars)

    NEW ROOF COMING SOON! HVAC about 1 years old. Flooring is less than 2 years old. Amazing 3bed 2bath located in a cul-de-sac. Close to Enterprise, Dothan, and between 2 Fort Rucker gates. Must see. Call to make an appointment.

24. 2023-05-12
    soldstatus $260,000 Closed 225-char remark

    Show marketing remark (225 chars)

    NEW ROOF COMING SOON! HVAC about 1 years old. Flooring is less than 2 years old. Amazing 3bed 2bath located in a cul-de-sac. Close to Enterprise, Dothan, and between 2 Fort Rucker gates. Must see. Call to make an appointment.

25. 2023-05-10
    status Pending 225-char remark

    Show marketing remark (225 chars)

    NEW ROOF COMING SOON! HVAC about 1 years old. Flooring is less than 2 years old. Amazing 3bed 2bath located in a cul-de-sac. Close to Enterprise, Dothan, and between 2 Fort Rucker gates. Must see. Call to make an appointment.

26. 2023-04-11
    historical Contingent 225-char remark

    Show marketing remark (225 chars)

    NEW ROOF COMING SOON! HVAC about 1 years old. Flooring is less than 2 years old. Amazing 3bed 2bath located in a cul-de-sac. Close to Enterprise, Dothan, and between 2 Fort Rucker gates. Must see. Call to make an appointment.

27. 2023-04-05
    price $270,000 225-char remark

    Show marketing remark (225 chars)

    NEW ROOF COMING SOON! HVAC about 1 years old. Flooring is less than 2 years old. Amazing 3bed 2bath located in a cul-de-sac. Close to Enterprise, Dothan, and between 2 Fort Rucker gates. Must see. Call to make an appointment.

28. 2023-03-21
    listed $270,000 225-char remark

    Show marketing remark (225 chars)

    NEW ROOF COMING SOON! HVAC about 1 years old. Flooring is less than 2 years old. Amazing 3bed 2bath located in a cul-de-sac. Close to Enterprise, Dothan, and between 2 Fort Rucker gates. Must see. Call to make an appointment.

29. 2023-03-21
    listed $275,000 Active 225-char remark

    Show marketing remark (225 chars)

    NEW ROOF COMING SOON! HVAC about 1 years old. Flooring is less than 2 years old. Amazing 3bed 2bath located in a cul-de-sac. Close to Enterprise, Dothan, and between 2 Fort Rucker gates. Must see. Call to make an appointment.

30. 2020-07-08
    soldstatus $177,000
31. 2020-07-08
    soldstatus $177,000
32. 2020-07-08
    soldstatus $202,872
33. 2020-05-29
    listed $179,900
34. 2020-05-29
    listed $179,900

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$241/yr (+$20/mo · 24.9%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $24,318
• − Mortgage interest: −$16,525
• − Property taxes: −$969
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − Depreciation: −$8,582
• Taxable loss: −$7,123
• Est. tax savings @ 24.0%: +$1,709
• After-tax cash flow: $-87/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Level Plains

• Score: 55/100
• State rank: #438
• US rank: #23383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Level Plains, AL
• County: Dale County · 7,959 people
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

+64.0% since first listed

18 events — show timeline

• 2026-05-13 Relisted — WBR
• 2026-05-06 Price Changed $295,000 WBR
• 2026-04-02 Rental Removed $1,935 TENANTTURNER2
• 2026-03-31 Price Changed $1,935 TENANTTURNER2
• 2026-03-25 Listed $315,000 WBR
• 2026-03-04 Listed for Rent $1,850 TENANTTURNER2
• 2023-05-12 Sold (MLS) $260,000 MAAR
• 2023-05-12 Sold (MLS) $260,000 WBR
• 2023-05-10 Pending — MAAR
• 2023-04-11 Contingent — MAAR
• 2023-04-05 Price Changed $270,000 MAAR
• 2023-03-21 Listed $275,000 MAAR
• 2023-03-21 Listed $270,000 WBR
• 2020-07-08 Sold (Public Records) $202,872 Public Records
• 2020-07-08 Sold (MLS) $177,000 WBR
• 2020-07-08 Sold (MLS) $177,000 MAAR
• 2020-05-29 Listed $179,900 WBR
• 2020-05-29 Listed $179,900 MAAR

Property tax history

+3.6%/yr

Latest (2025): $969 · -1.9% YoY. Source: county tax records.