81 Peyton Ln · Moundville, AL 35474

$199,000

3 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 26 Days on market

Built 2005 6,534 sqft lot Est $209k · 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).

• Cash flow +13.4/30.0
• ARV discount +9.6/15.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +2.2/10.0
• Schools +1.5/10.0

Listing remarks

Welcome to 81 Peyton Lane in Moundville, AL—an inviting 3-bedroom, 2-bath home situated on a spacious corner lot with a large backyard perfect for entertaining, relaxing, or future possibilities. This property features a 2-car garage and a functional layout ready for its next homeowner to make it their own. Don’t miss your chance to own a well-located home with plenty of potential in a quiet Moundville setting!

Key facts

• Large backyard
• Quiet setting
• Functional layout

Tags

• CORNER LOT
• LARGE BACKYARD
• FUNCTIONAL LAYOUT
• QUIET SETTING

Property features AI

Finance

• HOA & community: Located in The Village At Moundville subdivision

Exterior

• Parking: Attached garage; 2 garage spaces; Driveway; Concrete surfaces
• Utilities: Public water
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition/shingle roof
• Exterior features: Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Electric water heater; No fireplace
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $3 ($42/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (25.5% below list).
• Recommended offer: $148k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in Moundville — 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 73/100 on livability (#24 in AL, #4,983 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Moundville Elementary School (math 11% / reading 46%, grade F, #382 of 627 statewide, top 61%, 590 students, 55% FRL); Hale County Middle School (math 5% / reading 39%, grade F, #182 of 257 statewide, top 71%, 269 students, 62% FRL); Hale County High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 379 students, 59% FRL).
• Market conditions: 82 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $148,194 (25.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.74% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.07%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $208,803
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Peyton Ln	0.03mi	3/2.0	1,141 (0%)	3mo	$215,000	$188	93
370 Holly Berry Ln	0.08mi	3/2.0	1,141 (0%)	10mo	$195,500	$171	84
169 Peyton Ln	0.02mi	3/2.0	1,104 (-3%)	10mo	$199,000	$180	81
90 Rosewood Ln	0.35mi	3/2.0	1,150 (+1%)	6mo	$210,000	$183	73
106 Raintree St	0.45mi	3/2.0	1,150 (+1%)	4mo	$209,900	$183	71
154 Raintree St	0.46mi	3/2.0	1,150 (+1%)	4mo	$213,900	$186	70
248 Raintree St	0.46mi	3/2.0	1,100 (-4%)	4mo	$223,900	$204	65
503 Market St	0.64mi	3/2.0	1,150 (+1%)	1mo	$209,900	$183	64
495 Market St	0.64mi	3/2.0	1,150 (+1%)	2mo	$212,000	$184	63
308 Alabama Ave	0.62mi	3/2.0	1,175 (+3%)	3mo	$155,000	$132	60
320 3rd Ave	0.56mi	3/2.0	1,150 (+1%)	11mo	$209,900	$183	59
465 Market St	0.63mi	3/1.5	1,066 (-7%)	10mo	$165,000	$155	50

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-32,131
• Equity at exit: $29,672

10-year hold

• IRR: -8.1%
• Equity multiple: 0.50×
• Total profit: $-28,123
• Equity at exit: $17,206

Cash invested: $55,720 (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 35474

• Home prices YoY: -2.4%
• Active inventory: 82
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $3

Break-even live

Break-even rent $1,478

Max offer price $199,000

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $60	+0% $3	+5% $-53	+10% $-109
Rent	-10% $-114	-5% $-55	+0% $3	+5% $62	+10% $121
Rate	-1.0pp $104	-0.5pp $54	base $3	+0.5pp $-48	+1.0pp $-101

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $199,000 Active 26 DOM
2. 2026-06-19
   days on market $199,000 Active 24 DOM
3. 2026-06-18
   days on market $199,000 Active 23 DOM
4. 2026-06-17
   days on market $199,000 Active 22 DOM
5. 2026-06-16
   days on market $199,000 Active 21 DOM
6. 2026-06-15
   days on market $199,000 Active 20 DOM
7. 2026-06-14
   days on market $199,000 Active 18 DOM
8. 2026-06-12
   days on market $199,000 Active 17 DOM
9. 2026-06-09
   days on market $199,000 Active 14 DOM
10. 2026-06-08
    days on market $199,000 Active 13 DOM
11. 2026-06-07
    days on market $199,000 Active 12 DOM
12. 2026-06-07
    days on market $199,000 Active 11 DOM
13. 2026-06-04
    days on market $199,000 Active 8 DOM
14. 2026-06-03
    status $199,000 Active 7 DOM
15. 2026-04-17
    status Pending
16. 2026-04-09
    listed $199,000 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: $489 · $41/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$327/yr (+$27/mo · 66.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $17,783
• − Mortgage interest: −$11,147
• − Property taxes: −$489
• − Insurance: −$995
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$5,789
• Taxable loss: −$3,482
• Est. tax savings @ 24.0%: +$836
• After-tax cash flow: $877/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: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 of 129 in AL

Livability — Moundville

• Score: 73/100
• State rank: #24
• US rank: #4983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moundville, AL
• Population (ZIP): 8,648

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 55% Black 36% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 10% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.65%
• Current HPI: 228.547
• 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

• 2026-04-17 Pending — WAMLS
• 2026-04-09 Listed $199,000 WAMLS

Property tax history

+4.5%/yr

Latest (2025): $489 · +7.5% YoY. Source: county tax records.