862 Coosa County Road 65 · Alexander City, AL 35010

$44,900

3 bd · 1.0 ba · 916 sqft · SingleFamily public records · 176 Days on market

Built 1992 1.00 ac lot $49/sqft · 162% above area ↓ 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 +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY.

Key facts

• 1 acre lot
• Built 1992
• Listed 176 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% 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: schools F, crime F, amenities F.
• Coosa County (rural): math 6% / reading 30% proficiency, ranked #110 of 129 in AL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 205 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Coosa County population projected at -44% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.16% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.35%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $17,145
• List price: $44,900
• Delta: 161.88%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.2%
• Equity multiple: 2.72×
• Total profit: $21,668
• Equity at exit: $6,695

10-year hold

• IRR: 46.5%
• Equity multiple: 5.47×
• Total profit: $56,178
• Equity at exit: $3,882

Cash invested: $12,572 (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: 3.9×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $454

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 48%

Sensitivity live

Price	-10% $485	-5% $470	+0% $454	+5% $439	+10% $423
Rent	-10% $378	-5% $416	+0% $454	+5% $492	+10% $531
Rate	-1.0pp $477	-0.5pp $466	base $454	+0.5pp $443	+1.0pp $431

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   days on market $44,900 Active 176 DOM
2. 2026-06-08
   days on market $44,900 Active 175 DOM
3. 2026-06-07
   days on market $44,900 Active 174 DOM
4. 2026-06-07
   days on market $44,900 Active 173 DOM
5. 2026-06-04
   days on market $44,900 Active 170 DOM
6. 2026-06-02
   days on market $44,900 Active 169 DOM
7. 2026-06-01
   days on market $44,900 Active 168 DOM
8. 2026-05-31
   days on market $44,900 Active 167 DOM
9. 2026-05-31
   days on market $44,900 Active 166 DOM
10. 2026-04-30
    price $44,900 80-char remark

    Show marketing remark (80 chars)

    All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY.

11. 2026-03-26
    price $64,900 80-char remark

    Show marketing remark (80 chars)

    All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY.

12. 2026-02-21
    price $69,900 80-char remark

    Show marketing remark (80 chars)

    All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY.

13. 2025-12-15
    listed $74,900 Active 80-char remark

    Show marketing remark (80 chars)

    All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY.

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $11,613
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$1,306
• Taxable income: $5,035
• Est. tax owed @ 24.0%: −$1,209
• After-tax cash flow: $4,242/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: Coosa County
• NCES district ID: 0100900
• Math proficiency: 6% ▼ -23.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $34,909
• Composite: 14.72/100
• National rank: #9397
• State rank: #110 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

• City population: 19,619
• Population (ZIP): 19,619

Population outlook (Coosa County) Hauer SSP2

• Today (2025): 8,898 people
• By 2030: 7,964 · -10.5%
• By 2040: 6,286 · -29.4%
• By 2050: 4,978 · -44.1%
• By 2075: 3,255 · -63.4%
• By 2100: 2,832 · -68.2%

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 · Coosa

• 2024 margin: Solid R (+43.3) · D 28.1% · R 71.4%
• 2008→2024 swing: -25.8pp toward R · 2008: -17.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+33.5 2016: R+30.6 2012: R+16.0 2008: R+17.5

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

-40.1% since first listed

4 events — show timeline

• 2026-04-30 Price Changed $44,900 LMMLS
• 2026-03-26 Price Changed $64,900 LMMLS
• 2026-02-21 Price Changed $69,900 LMMLS
• 2025-12-15 Listed $74,900 LMMLS

Property tax history

-1.8%/yr

Latest (2025): $64 · +0.0% YoY. Source: county tax records.