109 Alberta Dr · Abbeville, AL 36310

$175,000

3 bd · 2.0 ba · 1,308 sqft · SingleFamily public records · 87 Days on market

Built 1960 0.44 ac lot

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Why this score? — see what drove the C 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 +19.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 109 Alberta Street in Abbeville, a beautifully fully remodeled 3-bedroom, 2-bath home that blends modern upgrades with comfortable living. This home has been thoughtfully renovated from top to bottom, featuring all new electrical, new plumbing, a new roof, and a new HVAC system, offering peace of mind for years to come. Inside, you'll find luxury vinyl plank flooring throughout, complemented by stylish ceramic tile showers in both bathrooms. Each bathroom features double sinks and modern Bluetooth-enabled exhaust fan/light combinations, adding both convenience and a touch of smart home comfort. The spacious primary suite offers a large walk-in closet, creating a private retreat w

Key facts

• Fully remodeled
• New plumbing
• New electrical

Tags

• FULLY REMODELED
• NEW ELECTRICAL
• NEW PLUMBING
• NEW ROOF
• NEW HVAC SYSTEM
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: Attached carport; Has attached garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Other porch features; On waterfront

Interior

• Kitchen: Oven; Self-cleaning oven; Range; Microwave; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fan(s); Double-pane windows; Smoke detector(s)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $156k (10.8% below list).
• Recommended offer: $156k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#180 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, health & safety D, amenities F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Abbeville Elementary School (math 8% / reading 22%, grade F, #508 of 627 statewide, top 84%, 379 students, 82% FRL); Abbeville High School (math 8% / reading 22%, grade F, #216 of 305 statewide, top 72%, 305 students, 88% FRL) — zoned schools average 85% FRL vs 54% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 15% at this address vs 33% district-wide (-18 pts) — the specific schools serving this property underperform the Henry County average; the district grade overstates school quality for this exact location.
• Market conditions: 105 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $175k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,168 (10.8% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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. 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.
8. 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.
9. 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: 0.89% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.70%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $107,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Catherine Dr	0.05mi	3/1.0	1,275 (-2%)	16mo	$105,000	$82	76

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: 27.7%
• Equity multiple: 3.19×
• Total profit: $107,453
• Equity at exit: $157,654

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $306,661
• Equity at exit: $339,987

Cash invested: $49,000 (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 36310

• Home prices YoY: 19.7%
• Active inventory: 105
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$51 /mo · $614/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $192

Break-even live

Break-even rent $1,319

Max offer price $175,000

Occupancy floor 83%

Sensitivity live

Price	-10% $291	-5% $241	+0% $192	+5% $142	+10% $93
Rent	-10% $69	-5% $130	+0% $192	+5% $254	+10% $315
Rate	-1.0pp $280	-0.5pp $236	base $192	+0.5pp $147	+1.0pp $100

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   status $175,000 Pending 87 DOM
2. 2026-06-09
   days on market $175,000 Active 87 DOM
3. 2026-06-08
   days on market $175,000 Active 86 DOM
4. 2026-06-07
   statusdays on market $175,000 Active 85 DOM
5. 2026-06-03
   days on market $175,000 Active Under Contract 81 DOM
6. 2026-06-02
   days on market $175,000 Active Under Contract 80 DOM
7. 2026-06-01
   days on market $175,000 Active Under Contract 79 DOM
8. 2026-05-31
   days on market $175,000 Active Under Contract 78 DOM
9. 2026-05-30
   days on market $175,000 Active Under Contract 77 DOM
10. 2026-03-25
    historical Active Under Contract
11. 2026-03-14
    listed $175,000 Active
12. 2024-11-25
    soldstatus $36,000

ⓘ 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: $614 · $51/mo
• Projected year-2 tax: $718 · $60/mo
• Expected delta: +$103/yr (+$9/mo · 16.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $18,740
• − Mortgage interest: −$9,803
• − Property taxes: −$614
• − Insurance: −$875
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$5,091
• Taxable loss: −$641
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $2,457/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Abbeville

• Score: 63/100
• State rank: #180
• US rank: #15180

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Abbeville, AL
• Population (ZIP): 6,224

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.85%
• Current HPI: 241.9035
• 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

+386.1% since first listed

3 events — show timeline

• 2026-03-25 Contingent — SAMLS
• 2026-03-14 Listed $175,000 SAMLS
• 2024-11-25 Sold (Public Records) $36,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $614 · +150.7% YoY. Source: county tax records.