861 O St · Alexander City, AL 35010

$69,900

3 bd · 1.0 ba · 1,126 sqft · SingleFamily · 154 Days on market

Built 1950 0.34 ac lot ↓ 40% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom 1 bath home situated on an approximately 1/3 acre lot in Alexander City. This property offers a functional layout with comfortable living spaces and plenty of natural light. Enjoy outdoor living with a covered and screened deck, perfect for relaxing or entertaining, along with a detached storage building providing additional space for tools or hobbies. Conveniently located near local schools, shopping, dining, and everyday amenities. A great opportunity for homeowners or investors alike. Check it out!

Key facts

• Natural light
• Functional layout
• 0.34 acre lot

Tags

• COVERED AND SCREENED DECK
• DETACHED STORAGE BUILDING
• FUNCTIONAL LAYOUT
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Down payment assistance available

Exterior

• Parking: Driveway parking
• Utilities: Public water; Connected sewer; Electric water heater; Internet availability unknown
• Home design: Existing single-family property; All main living spaces on one level; Crawl-space foundation
• Construction: Vinyl siding; Crawl space foundation; Covered screened deck
• Exterior features: Covered, screened deck; Storage building; No pool; No patio; No garden view

Interior

• Kitchen: Laminate countertops; Refrigerator; Electric stove
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood laminate; Vinyl
• Bathrooms: One full bathroom with tub/shower combo (main level)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Smooth ceilings; No additional built-in interior features listed
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 0.6% in Alexander City — 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 55/100 on livability (#426 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Alexander City (town): math 18% / reading 39% proficiency, ranked #77 of 129 in AL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Benjamin Russell High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 812 students, 38% FRL) — zoned schools average 38% FRL vs 54% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 205 active listings in the ZIP; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 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 1950 — 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 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: 1.57% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $157,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 K St	0.05mi	2/1.0 (-1)	1,271 (+13%)	20mo	$28,000	$22	55
617 11th Ave	0.60mi	3/1.5	1,252 (+11%)	13mo	$175,000	$140	40

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: 16.8%
• Equity multiple: 1.68×
• Total profit: $13,232
• Equity at exit: $10,422

10-year hold

• IRR: 25.3%
• Equity multiple: 3.21×
• Total profit: $43,191
• Equity at exit: $6,044

Cash invested: $19,572 (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 35010

• Home prices YoY: -22.3%
• Active inventory: 205
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $385

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 60%

Sensitivity live

Price	-10% $434	-5% $409	+0% $385	+5% $361	+10% $337
Rent	-10% $298	-5% $342	+0% $385	+5% $429	+10% $472
Rate	-1.0pp $421	-0.5pp $403	base $385	+0.5pp $367	+1.0pp $349

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $69,900 Active 154 DOM
2. 2026-06-18
   days on market $69,900 Active 153 DOM
3. 2026-06-17
   days on market $69,900 Active 152 DOM
4. 2026-06-16
   days on market $69,900 Active 151 DOM
5. 2026-06-15
   days on market $69,900 Active 150 DOM
6. 2026-06-14
   days on market $69,900 Active 148 DOM
7. 2026-06-12
   days on market $69,900 Active 147 DOM
8. 2026-06-09
   days on market $69,900 Active 144 DOM
9. 2026-06-08
   days on market $69,900 Active 143 DOM
10. 2026-06-07
    days on market $69,900 Active 142 DOM
11. 2026-06-07
    days on market $69,900 Active 141 DOM
12. 2026-06-04
    days on market $69,900 Active 138 DOM
13. 2026-06-03
    price $69,900 Active 137 DOM
14. 2026-05-31
    days on market $74,900 Active 137 DOM
15. 2026-05-31
    days on market $74,900 Active 136 DOM
16. 2026-04-15
    price $74,900
17. 2026-02-27
    price $79,900
18. 2026-01-14
    listed $89,900 Active
19. 2025-11-21
    price $99,900
20. 2025-10-17
    price $114,900
21. 2025-09-09
    price $124,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $13,191
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$2,033
• Taxable income: $3,733
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $3,728/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: Alexander City
• NCES district ID: 0100030
• Math proficiency: 18% ▼ -25.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $35,482
• Composite: 23.49/100
• National rank: #7871
• State rank: #77 of 129 in AL

Livability — Alexander City

• Score: 55/100
• State rank: #426
• US rank: #23127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexander City, AL
• City population: 19,619
• Population (ZIP): 19,619

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 29% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.88%
• Current HPI: 170.2791
• 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

-40.0% since first listed

6 events — show timeline

• 2026-04-15 Price Changed $74,900 Greater Alabama MLS
• 2026-02-27 Price Changed $79,900 Greater Alabama MLS
• 2026-01-14 Listed $89,900 Greater Alabama MLS
• 2025-11-21 Price Changed $99,900 Greater Alabama MLS
• 2025-10-17 Price Changed $114,900 Greater Alabama MLS
• 2025-09-09 Price Changed $124,900 Greater Alabama MLS