68 Buttercup Ln · Cordova, AL 35550

$79,900

3 bd · 2.0 ba · 1,284 sqft · SingleFamily public records · 135 Days on market

Built 1965 $62/sqft · at area comps Est $86k · 7% under ↓ 20% since listing

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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 +26.2/30.0
• ARV discount +10.7/15.0
• DSCR +8.9/10.0
• Appreciation +6.6/10.0
• 1% rule +6.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

3BR 2BA brick home with unfinished basement/garage area. Home features open kitchen/living room area, sitting room, screened porch, covered parking and more. Seller offering $1500Closing Costs Assistance!!

Key facts

• Covered parking
• Screened porch
• Listed 135 days

Tags

• OPEN KITCHEN LIVING ROOM
• SCREENED PORCH
• COVERED PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($875 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#441 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools D-, crime F, amenities F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $3k appreciation (3.2% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 135 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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 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?
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. 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: 1.10% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 7.6

CMA / ARV

• ARV (median comp): $86,091
• List price: $79,900
• Delta: -7.19%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
264 High St	0.58mi	3/1.0	1,200 (-6%)	7mo	$87,500	$73	52
74 Pate St	0.74mi	3/2.0	1,152 (-10%)	2mo	$45,000	$39	46
490 Reservoir St	0.58mi	2/2.0 (-1)	1,393 (+8%)	13mo	$85,000	$61	43

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

Projected returns pro-forma

3.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 2.06×
• Total profit: $23,616
• Equity at exit: $36,988

10-year hold

• IRR: 19.5%
• Equity multiple: 3.89×
• Total profit: $64,574
• Equity at exit: $57,841

Cash invested: $22,372 (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 35550

• Home prices YoY: 2.5%
• Active inventory: 27
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $204

Break-even live

Break-even rent $616

Max offer price $79,900

Occupancy floor 72%

Sensitivity live

Price	-10% $250	-5% $227	+0% $204	+5% $182	+10% $159
Rent	-10% $135	-5% $170	+0% $204	+5% $239	+10% $274
Rate	-1.0pp $245	-0.5pp $225	base $204	+0.5pp $184	+1.0pp $163

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Commerce St Cordova, AL	3.0	1.0	1040	$875	$0.84	24d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $79,900 Active 135 DOM
2. 2026-06-17
   days on market $79,900 Active 134 DOM
3. 2026-06-16
   days on market $79,900 Active 133 DOM
4. 2026-06-15
   days on market $79,900 Active 132 DOM
5. 2026-06-13
   days on market $79,900 Active 130 DOM
6. 2026-06-13
   days on market $79,900 Active 129 DOM
7. 2026-06-10
   days on market $79,900 Active 127 DOM
8. 2026-06-09
   days on market $79,900 Active 126 DOM
9. 2026-06-08
   days on market $79,900 Active 125 DOM
10. 2026-06-07
    days on market $79,900 Active 124 DOM
11. 2026-06-05
    days on market $79,900 Active 121 DOM
12. 2026-06-03
    days on market $79,900 Active 120 DOM
13. 2026-06-03
    days on market $79,900 Active 119 DOM
14. 2026-06-01
    days on market $79,900 Active 118 DOM
15. 2026-05-31
    days on market $79,900 Active 117 DOM
16. 2026-04-02
    price $79,900 205-char remark

    Show marketing remark (205 chars)

    3BR 2BA brick home with unfinished basement/garage area. Home features open kitchen/living room area, sitting room, screened porch, covered parking and more. Seller offering $1500Closing Costs Assistance!!

17. 2026-02-03
    listed $89,900 Active 205-char remark

    Show marketing remark (205 chars)

    3BR 2BA brick home with unfinished basement/garage area. Home features open kitchen/living room area, sitting room, screened porch, covered parking and more. Seller offering $1500Closing Costs Assistance!!

18. 2025-07-28
    price $89,900
19. 2025-05-06
    price $99,900

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $414 · $35/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,500
• − Mortgage interest: −$4,476
• − Property taxes: −$414
• − Insurance: −$400
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,324
• Taxable income: $1,206
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,164/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Cordova

• Score: 55/100
• State rank: #441
• US rank: #23435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cordova, AL
• Population (ZIP): 5,053

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.23%
• Current HPI: 134.7822
• 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

-20.0% since first listed

4 events — show timeline

• 2026-04-02 Price Changed $79,900 Walker County Area MLS
• 2026-02-03 Listed $89,900 Walker County Area MLS
• 2025-07-28 Price Changed $89,900 Walker County Area MLS
• 2025-05-06 Price Changed $99,900 Walker County Area MLS

Property tax history

+4.2%/yr

Latest (2024): $414 · +0.0% YoY. Source: county tax records.