110 Poplar St · Monroeville, AL 36460

$525,000

10 bd · 5.0 ba · 1,440 sqft · MultiFamily public records · 110 Days on market

Built 1989

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This charming multi-family property located at 110 Poplar St in Monroeville, AL was built in 1986 and offers a unique investment opportunity. With a total of 4 duplexes situated on 2 conjoining parcels. Each of the 8 units are roughly 900 Square feet have 2 bedrooms and 1 bathroom. Full rented on long term contracts with a waiting list. The lot size is generous at 1.08 acres, providing plenty of outdoor space for residents to enjoy. The property is well-maintained and boasts a classic design that is sure to appeal to tenants. The convenient location offers easy access to schools, shopping, dining, and entertainment options. Rents currently total $6,150 each month. Understood to be approved for conventional financing, buyer to verify. Don't miss out on the chance to own this fantastic multi-family home in Monroeville, AL.

Key facts

• 2 conjoining parcels
• Outdoor space
• 4 duplexes

Tags

• MULTI-FAMILY PROPERTY
• UNIQUE INVESTMENT OPPORTUNITY
• 4 DUPLEXES
• 2 CONJOINING PARCELS
• GENEROUS LOT SIZE
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 10-bed/5.0-bath multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $525k).
• Recommended offer: $478k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#377 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing B+; Watch: schools F, amenities F, commute F.
• Monroe County (rural): math 7% / reading 27% proficiency, ranked #112 of 129 in AL (top 87%) — 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: 22 active listings in the ZIP; 47 units permitted in Monroe County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Monroe County population projected at -29% 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 $147k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($478k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y 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 $100k; list at $525k implies a 425% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $477,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.39% ✓
• Cap rate: 12.41%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 6.0

CMA / ARV

• ARV (median comp): $271,679
• List price: $525,000
• Delta: 93.24%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.5%
• Equity multiple: 1.58×
• Total profit: $85,262
• Equity at exit: $78,279

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $292,961
• Equity at exit: $45,392

Cash invested: $147,000 (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 36460

• Home prices YoY: -13.3%
• Active inventory: 22
• Price-to-rent: 48.0×

Monthly cashflow live

• Estimated rent: $7,298 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$116 /mo · $1,387/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,533
• Net cashflow: $2,678

Break-even live

Break-even rent $3,908

Max offer price $525,000

Occupancy floor 58%

8-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 8× units	2	1	$7,296
Total (8 units)			$7,298

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-01
   days on market $525,000 Active 110 DOM
2. 2026-05-31
   days on market $525,000 Active 109 DOM
3. 2026-05-31
   days on market $525,000 Active 108 DOM
4. 2026-02-10
   listed $525,000 Active 833-char remark

   Show marketing remark (833 chars)

   This charming multi-family property located at 110 Poplar St in Monroeville, AL was built in 1986 and offers a unique investment opportunity. With a total of 4 duplexes situated on 2 conjoining parcels. Each of the 8 units are roughly 900 Square feet have 2 bedrooms and 1 bathroom. Full rented on long term contracts with a waiting list. The lot size is generous at 1.08 acres, providing plenty of outdoor space for residents to enjoy. The property is well-maintained and boasts a classic design that is sure to appeal to tenants. The convenient location offers easy access to schools, shopping, dining, and entertainment options. Rents currently total $6,150 each month. Understood to be approved for conventional financing, buyer to verify. Don't miss out on the chance to own this fantastic multi-family home in Monroeville, AL.

5. 2024-06-13
   soldstatus $100,000
6. 2024-06-07
   soldstatus $315,000 Closed 487-char remark

   Show marketing remark (487 chars)

   8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

7. 2024-06-07
   soldstatus $315,000 Sold

   Show marketing remark (487 chars)

   8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

8. 2024-06-07
   soldstatus $315,000 Closed

   Show marketing remark (487 chars)

   8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

9. 2024-06-04
   status Pending
10. 2024-05-03
    status Pending

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

11. 2024-05-03
    status Pending 487-char remark

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

12. 2024-03-29
    status Active 487-char remark

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

13. 2024-03-29
    status Active

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

14. 2024-03-21
    status Pending

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

15. 2024-03-21
    status Pending 487-char remark

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

16. 2024-03-04
    listed $325,000 Active

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

17. 2024-03-04
    listed $325,000 Active 487-char remark

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

18. 2024-03-04
    listed $325,000 Active

    Show marketing remark (487 chars)

    8 Duplexes that is a solid establish rental income. Great rental history with current tenants in place. Each duplex has an open floor plan with 2 bedrooms and 1 bathroom. Please do not disturb tenants. Units are maintained with a property management. Buyer to verify all measurements and any other listing information that they deem important to the buyer's satisfaction during inspection contingency period. 2 Parcels PARCEL #:26 01 01 2 003 050.001 and PARCEL #:26 01 01 2 003 040.002

19. 2020-02-03
    soldstatus $225,000
20. 2020-01-31
    soldstatus $225,000
21. 2019-08-04
    listed $225,000

ⓘ 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: $1,387 · $116/mo
• Projected year-2 tax: $2,152 · $179/mo
• Expected delta: +$765/yr (+$64/mo · 55.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,576
• − Mortgage interest: −$29,408
• − Property taxes: −$1,387
• − Insurance: −$2,625
• − Repairs & maintenance: −$7,006
• − Management: −$7,006
• − Depreciation: −$15,273
• Taxable income: $24,871
• Est. tax owed @ 24.0%: −$5,969
• After-tax cash flow: $26,166/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: Monroe County
• NCES district ID: 0102400
• Math proficiency: 7% ▼ -24.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $29,403
• Composite: 13.38/100
• National rank: #9529
• State rank: #112 of 129 in AL

Livability — Monroeville

• Score: 57/100
• State rank: #377
• US rank: #21666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroeville, AL
• City population: 9,583
• Population (ZIP): 9,583

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 19,513 people
• By 2030: 18,310 · -6.2%
• By 2040: 15,966 · -18.2%
• By 2050: 13,815 · -29.2%
• By 2075: 10,293 · -47.3%
• By 2100: 8,410 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 46% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+23.1) · D 38.2% · R 61.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -10.2pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+15.9 2016: R+14.3 2012: R+7.8 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.28%
• Current HPI: 151.3899
• 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

+133.3% since first listed

18 events — show timeline

• 2026-02-10 Listed $525,000 MAAR
• 2024-06-13 Sold (Public Records) $100,000 Public Records
• 2024-06-07 Sold (MLS) $315,000 GCMLS AL
• 2024-06-07 Sold (MLS) $315,000 PARMLS
• 2024-06-07 Sold (MLS) $315,000 BCAR
• 2024-06-04 Pending — PARMLS
• 2024-05-03 Pending — GCMLS AL
• 2024-05-03 Pending — BCAR
• 2024-03-29 Relisted — BCAR
• 2024-03-29 Relisted — GCMLS AL
• 2024-03-21 Pending — GCMLS AL
• 2024-03-21 Pending — BCAR
• 2024-03-04 Listed $325,000 GCMLS AL
• 2024-03-04 Listed $325,000 PARMLS
• 2024-03-04 Listed $325,000 BCAR
• 2020-02-03 Sold (Public Records) $225,000 Public Records
• 2020-01-31 Sold (MLS) $225,000 BCAR
• 2019-08-04 Listed $225,000 BCAR

Property tax history

+3.9%/yr

Latest (2025): $1,387 · +7.2% YoY. Source: county tax records.