814 1st Ave · Ashford, AL 36312

$238,200

3 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 4 Days on market

Built 2022 0.53 ac lot Est $230k · at est.

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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).

• Appreciation +8.5/10.0
• Cash flow +7.5/30.0
• ARV discount +5.8/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.0/10.0

Listing remarks

This beautiful 3 bedroom, 2 bathroom home offers an open concept layout designed for both entertaining and comfortable everyday living. The spacious living area flows seamlessly into the kitchen and dining spaces, creating the perfect setup for gatherings and family time. The kitchen features granite countertops throughout, stainless steel appliances, a large island with additional seating and storage, a separate breakfast area, and plenty of cabinet space. Durable vinyl plank flooring runs throughout the home, adding both style and easy maintenance. The split bedroom floorplan provides added privacy, while the spacious master suite is a true retreat with a trey ceiling, decorative accent w

Key facts

• Large island
• Granite countertops
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• VINYL PLANK FLOORING
• SPLIT BEDROOM FLOORPLAN

Property features AI

Exterior

• Parking: Attached garage with garage door opener; 2 covered parking spaces (2 total spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank; Water available
• Home design: Single family residence; One level
• Construction: Brick and vinyl siding exterior
• Exterior features: Covered patio/porch; On waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven; Electric water heater
• Flooring: Other
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Ceiling fan(s); Walk-in closet(s); Eat-in kitchen; Double pane windows; No fireplace
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $238k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (40.2% below list).
• Recommended offer: $143k (40.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.9% in Ashford — 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 72/100 on livability (#29 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute 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: 86 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 $18k of equity ($2k loan paydown + $17k appreciation (7.0% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $142,532 (40.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.60% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $229,691
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Peach Farm	0.29mi	3/2.0	1,535 (+5%)	1mo	$254,000	$165	73
138 Vann Dr	0.63mi	3/2.0	1,464 (+0%)	5mo	$173,500	$119	62
1234 North Brodway	0.68mi	3/2.0	1,463 (0%)	10mo	$236,000	$161	56
271 Peach Farm	0.37mi	3/2.0	1,658 (+13%)	6mo	$260,000	$157	52
158 Peach Farm Rd	0.27mi	3/1.0	1,253 (-14%)	21mo	$57,000	$45	46
158 Peach Farm Rd	0.27mi	3/1.0	1,253 (-14%)	21mo	$57,000	$45	46

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: 13.5%
• Equity multiple: 1.96×
• Total profit: $63,904
• Equity at exit: $164,458

10-year hold

• IRR: 13.8%
• Equity multiple: 3.99×
• Total profit: $199,468
• Equity at exit: $311,846

Cash invested: $66,696 (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: 86
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$1,249
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-292

Break-even live

Break-even rent $1,795

Max offer price $186,657

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: $59,550
• Closing costs: $7,146
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   listed $238,200 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: $833 · $69/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$144/yr (+$12/mo · 17.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,104
• − Mortgage interest: −$13,343
• − Property taxes: −$833
• − Insurance: −$1,191
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$6,929
• Taxable loss: −$7,929
• Est. tax savings @ 24.0%: +$1,903
• After-tax cash flow: $-1,598/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 — Ashford

• Score: 72/100
• State rank: #29
• US rank: #6103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ashford, AL
• 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

2 events — show timeline

• 2026-05-11 Pending — SAMLS
• 2026-05-07 Listed $238,200 SAMLS

Property tax history

+5.4%/yr

Latest (2025): $833 · +4.5% YoY. Source: county tax records.