3606 24th Ave · Valley, AL 36854

$109,000

2 bd · 1.0 ba · 929 sqft · SingleFamily public records · 77 Days on market

Built 2000 0.34 ac lot $117/sqft · 18% below area Est $131k · 17% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss this great deal in a peaceful neighborhood right in the heart of Shawmut. This cozy home offers two bedrooms, one full bath, an open layout, and updated appliances. Stylish LVP flooring runs throughout for a fresh, modern touch. Act fast—call today to set up your showing! Home is being sold “AS IS. ”

Key facts

• Updated appliances
• Open layout
• Lvp flooring

Tags

• OPEN LAYOUT
• UPDATED APPLIANCES
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 2.9% in Valley — 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 66/100 on livability (#96 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B; Watch: schools F, crime F, amenities F.
• Chambers County (town): math 10% / reading 37% proficiency, ranked #101 of 129 in AL (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 151 active listings in the ZIP; 43 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chambers County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.11% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 7.5

CMA / ARV

• ARV (median comp): $131,268
• List price: $109,000
• Delta: -16.96%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2408 37th St	0.10mi	1/1.0 (-1)	924 (-0%)	12mo	$119,900	$130	79
2411 35th St	0.21mi	2/1.0	1,039 (+12%)	18mo	$113,000	$109	56
3013 22nd Ave	0.51mi	2/2.0	985 (+6%)	11mo	$158,000	$160	53
1814 30th St	0.70mi	2/2.0	1,028 (+11%)	8mo	$159,900	$156	39

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: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,597
• Equity at exit: $16,252

10-year hold

• IRR: 11.8%
• Equity multiple: 1.92×
• Total profit: $28,205
• Equity at exit: $9,424

Cash invested: $30,520 (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 36854

• Active inventory: 151
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$22 /mo · $258/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $319

Break-even live

Break-even rent $808

Max offer price $109,000

Occupancy floor 69%

Sensitivity live

Price	-10% $381	-5% $350	+0% $319	+5% $288	+10% $257
Rent	-10% $223	-5% $271	+0% $319	+5% $367	+10% $415
Rate	-1.0pp $374	-0.5pp $347	base $319	+0.5pp $291	+1.0pp $262

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $109,000 Active 77 DOM
2. 2026-06-18
   days on market $109,000 Active 76 DOM
3. 2026-06-17
   days on market $109,000 Active 75 DOM
4. 2026-06-16
   days on market $109,000 Active 74 DOM
5. 2026-06-15
   days on market $109,000 Active 73 DOM
6. 2026-06-14
   days on market $109,000 Active 71 DOM
7. 2026-06-12
   days on market $109,000 Active 70 DOM
8. 2026-06-09
   days on market $109,000 Active 67 DOM
9. 2026-06-08
   days on market $109,000 Active 66 DOM
10. 2026-06-07
    days on market $109,000 Active 65 DOM
11. 2026-06-05
    days on market $109,000 Active 62 DOM
12. 2026-06-02
    days on market $109,000 Active 60 DOM
13. 2026-06-01
    days on market $109,000 Active 59 DOM
14. 2026-05-31
    days on market $109,000 Active 58 DOM
15. 2026-05-30
    days on market $109,000 Active 57 DOM
16. 2026-03-31
    listed $109,000 Active 336-char remark

    Show marketing remark (336 chars)

    Don’t miss this great deal in a peaceful neighborhood right in the heart of Shawmut. This cozy home offers two bedrooms, one full bath, an open layout, and updated appliances. Stylish LVP flooring runs throughout for a fresh, modern touch. Act fast—call today to set up your showing! Home is being sold “AS IS. ”

17. 2026-03-31
    listed $109,000 Active 336-char remark

    Show marketing remark (336 chars)

    Don’t miss this great deal in a peaceful neighborhood right in the heart of Shawmut. This cozy home offers two bedrooms, one full bath, an open layout, and updated appliances. Stylish LVP flooring runs throughout for a fresh, modern touch. Act fast—call today to set up your showing! Home is being sold “AS IS. ”

18. 2026-03-20
    listed $109,000 New
19. 2023-06-23
    soldstatus $102,000
20. 2023-06-22
    soldstatus $102,000 Closed
21. 2023-06-22
    soldstatus $102,000 Sold
22. 2023-04-25
    status Pending
23. 2023-04-25
    status Under Contract
24. 2023-04-21
    listed $95,000 Active
25. 2023-04-19
    listed $95,000 New

ⓘ 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: $258 · $22/mo
• Projected year-2 tax: $447 · $37/mo
• Expected delta: +$189/yr (+$16/mo · 73.0%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $14,544
• − Mortgage interest: −$6,106
• − Property taxes: −$258
• − Insurance: −$545
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$3,171
• Taxable income: $2,137
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $3,314/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: Chambers County
• NCES district ID: 0100600
• Math proficiency: 10% ▼ -26.00%
• Reading proficiency: 37% ▼ -1.00%
• Median HH income: $36,011
• Composite: 19.37/100
• National rank: #8785
• State rank: #101 of 129 in AL

Livability — Valley

• Score: 66/100
• State rank: #96
• US rank: #11347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley, AL
• Population (ZIP): 15,913

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 33,868 people
• By 2030: 33,504 · -1.1%
• By 2040: 32,594 · -3.8%
• By 2050: 31,422 · -7.2%
• By 2075: 29,054 · -14.2%
• By 2100: 25,431 · -24.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 28% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Korean 1%

Political lean MEDSL · Chambers

• 2024 margin: Strong R (+23.2) · D 38.0% · R 61.2%
• 2008→2024 swing: -14.8pp toward R · 2008: -8.5pp · 2024: -23.2pp
• All cycles: 2024: R+23.2 2020: R+15.6 2016: R+14.8 2012: R+5.1 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.05%
• Current HPI: 186.0298
• 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

+14.7% since first listed

10 events — show timeline

• 2026-03-31 Listed $109,000 LCMLS
• 2026-03-31 Listed $109,000 EABOR
• 2026-03-20 Listed $109,000 GAMLS
• 2023-06-23 Sold (Public Records) $102,000 Public Records
• 2023-06-22 Sold (MLS) $102,000 GAMLS
• 2023-06-22 Sold (MLS) $102,000 LCMLS
• 2023-04-25 Pending — LCMLS
• 2023-04-25 Pending — GAMLS
• 2023-04-21 Listed $95,000 LCMLS
• 2023-04-19 Listed $95,000 GAMLS

Property tax history

-4.5%/yr

Latest (2025): $258 · +9.0% YoY. Source: county tax records.