710 Pettus St · Selma, AL 36701

$58,000

3 bd · 2.0 ba · 3,006 sqft · SingleFamily public records · 23 Days on market

Built 1930 0.41 ac lot $19/sqft · 47% below area Est $109k · 47% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

Key facts

• Welcoming foyer
• Natural light
• Carport

Tags

• HISTORIC HOME
• WELCOMING FOYER
• VERSATILE SPACES
• NATURAL LIGHT
• CARPORT
• OPEN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $58k).
• Recommended offer: $57k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 7.5% in Selma — 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 56/100 on livability (#407 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Selma City (town): math 2% / reading 23% proficiency, ranked #118 of 129 in AL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dallas County population projected at -36% 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $22k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $58k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $57,130 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.97% ✓
• Cap rate: 17.34%
• Cash-on-cash: 39.46%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (median comp): $109,223
• List price: $58,000
• Delta: -26.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 Lapsley St	0.19mi	3/2.5	2,942 (-2%)	11mo	$125,000	$42	76

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: 35.7%
• Equity multiple: 2.52×
• Total profit: $24,608
• Equity at exit: $8,648

10-year hold

• IRR: 42.5%
• Equity multiple: 5.02×
• Total profit: $65,210
• Equity at exit: $5,015

Cash invested: $16,240 (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 36701

• Home prices YoY: -6.3%
• Active inventory: 104
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$41 /mo · $487/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $534

Break-even live

Break-even rent $467

Max offer price $58,000

Occupancy floor 48%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $58,000 Active 23 DOM
2. 2026-06-18
   days on market $58,000 Active 22 DOM
3. 2026-06-17
   days on market $58,000 Active 21 DOM
4. 2026-06-16
   days on market $58,000 Active 20 DOM
5. 2026-06-15
   days on market $58,000 Active 19 DOM
6. 2026-06-14
   days on market $58,000 Active 17 DOM
7. 2026-06-12
   days on market $58,000 Active 16 DOM
8. 2026-06-09
   days on market $58,000 Active 13 DOM
9. 2026-06-08
   days on market $58,000 Active 12 DOM
10. 2026-06-07
    days on market $58,000 Active 11 DOM
11. 2026-06-07
    days on market $58,000 Active 10 DOM
12. 2026-06-04
    days on market $58,000 Active 7 DOM
13. 2026-06-02
    days on market $58,000 Active 6 DOM
14. 2026-06-01
    days on market $58,000 Active 5 DOM
15. 2026-05-31
    days on market $58,000 Active 4 DOM
16. 2026-05-31
    days on market $58,000 Active 3 DOM
17. 2026-01-30
    listed $80,000 Active
18. 2025-07-15
    status Pending 371-char remark

    Show marketing remark (371 chars)

    INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

19. 2025-07-14
    soldstatus $35,000 Closed 371-char remark

    Show marketing remark (371 chars)

    INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

20. 2025-07-10
    status Contingent 371-char remark

    Show marketing remark (371 chars)

    INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

21. 2025-06-20
    status Active 371-char remark

    Show marketing remark (371 chars)

    INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

22. 2025-06-18
    status Pending 371-char remark

    Show marketing remark (371 chars)

    INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

23. 2025-05-02
    price $52,000 371-char remark

    Show marketing remark (371 chars)

    INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

24. 2025-02-04
    listed $56,500 Active 371-char remark

    Show marketing remark (371 chars)

    INVEST in SELMA! 3br/2ba Sold AS-IS. This home will need additional repairs. Bring your contractor and ideas! No heating/cooling. NEW ROOF from the tornado of 1/2023. Additional amenities include: Bonus room upstairs, enclosed sunporch, garage on a generous sized level lot. Home is secured, repairs needed and sold AS - IS. Call your favorite agent and see this QUICK!

25. 2006-10-27
    soldstatus $100,000

ⓘ 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: $487 · $41/mo
• Projected year-2 tax: $487 · $41/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,715
• − Mortgage interest: −$3,249
• − Property taxes: −$487
• − Insurance: −$290
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$1,687
• Taxable income: $5,807
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $5,014/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: Selma City
• NCES district ID: 0102970
• Math proficiency: 2% ▼ -24.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $23,380
• Composite: 9.07/100
• National rank: #9870
• State rank: #118 of 129 in AL

Livability — Selma

• Score: 56/100
• State rank: #407
• US rank: #22550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, AL
• Population (ZIP): 22,358

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 176.6034
• 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

9 events — show timeline

• 2026-01-30 Listed $80,000 MAAR
• 2025-07-15 Pending — MAAR
• 2025-07-14 Sold (MLS) $35,000 MAAR
• 2025-07-10 Relisted — MAAR
• 2025-06-20 Relisted — MAAR
• 2025-06-18 Pending — MAAR
• 2025-05-02 Price Changed $52,000 MAAR
• 2025-02-04 Listed $56,500 MAAR
• 2006-10-27 Sold (Public Records) $100,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $487 · +90.8% YoY. Source: county tax records.