7292 County Road 69 · Blue Springs, AL 36374

$129,000

3 bd · 1.0 ba · 1,905 sqft · SingleFamily public records · 44 Days on market

Built 1958 3.00 ac lot $68/sqft · 43% below area Est $189k · 32% under ↓ 21% since listing

---

Why this score? — see what drove the C+ 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Comfort is what you will find on these 3 acres spot. This brick ranch features 2 living areas, 3 bedrooms, 2 baths, kitchen, dining space, laundry room and an attached carport. There is also a big barn/workshop building. House need some repairs. This is a VA Foreclosure to be sold as is. Home built prior to 1978; lead paint potentially exists. Alabama Right of Redemption may affect this asset. This property may qualify for seller financing (Vendee). Seller does not guarantee or warrant title to the property.

Key facts

• 3 acre lot
• Garage
• Built 1958

Property features AI

Exterior

• Parking: Attached garage; Attached carport; Total of 2 parking spaces; 2 covered parking spaces; 2 carport spaces
• Security: Smoke detectors
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; One level
• Construction: Brick construction
• Exterior features: Covered patio/porch; 3-acre lot

Interior

• Kitchen: Eat-in kitchen; Appliances: Other
• Flooring: Tile; Wood; Laminate
• Bathrooms: Two full bathrooms
• Interior features: Walk-in closets; Eat-in kitchen; Two fireplaces
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (11.4% below list).
• Recommended offer: $114k (11.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#257 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety D, schools F, crime D-.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Dale County population projected at -20% 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 44 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 17y 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

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 97% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,339 (11.4% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D 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: 0.89% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.45%
• DSCR: 1.20
• GRM: 9.4

CMA / ARV

• ARV (median comp): $188,520
• List price: $129,000
• Delta: -31.57%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7124 County Road 69 Rd	0.18mi	3/2.0	1,866 (-2%)	17mo	$252,000	$135	70
12522 Highway 105	0.72mi	3/2.0	1,698 (-11%)	7mo	$159,000	$94	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: 11.6%
• Equity multiple: 1.67×
• Total profit: $24,021
• Equity at exit: $58,004

10-year hold

• IRR: 13.7%
• Equity multiple: 3.03×
• Total profit: $73,486
• Equity at exit: $89,391

Cash invested: $36,120 (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 36374

• Active inventory: 5
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$39 /mo · $468/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $134

Break-even live

Break-even rent $974

Max offer price $129,000

Occupancy floor 83%

Sensitivity live

Price	-10% $207	-5% $171	+0% $134	+5% $98	+10% $61
Rent	-10% $44	-5% $89	+0% $134	+5% $179	+10% $224
Rate	-1.0pp $199	-0.5pp $167	base $134	+0.5pp $101	+1.0pp $67

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $129,000 Active 44 DOM
2. 2026-06-18
   days on market $129,000 Active 43 DOM
3. 2026-06-17
   days on market $129,000 Active 42 DOM
4. 2026-06-16
   days on market $129,000 Active 41 DOM
5. 2026-06-15
   days on market $129,000 Active 40 DOM
6. 2026-06-14
   days on market $129,000 Active 38 DOM
7. 2026-06-12
   days on market $129,000 Active 37 DOM
8. 2026-06-09
   days on market $129,000 Active 34 DOM
9. 2026-06-08
   days on market $129,000 Active 33 DOM
10. 2026-06-07
    days on market $129,000 Active 32 DOM
11. 2026-06-05
    days on market $129,000 Active 29 DOM
12. 2026-06-03
    days on market $129,000 Active 28 DOM
13. 2026-06-02
    days on market $129,000 Active 27 DOM
14. 2026-06-01
    days on market $129,000 Active 26 DOM
15. 2026-05-31
    days on market $129,000 Active 25 DOM
16. 2026-05-30
    days on market $129,000 Active 24 DOM
17. 2026-05-06
    listed $129,000 Active 523-char remark
18. 2026-05-05
    listed $129,000 Active 513-char remark

    Show marketing remark (513 chars)

    Comfort is what you will find on these 3 acres spot. This brick ranch features 2 living areas, 3 bedrooms, 2 baths, kitchen, dining space, laundry room and an attached carport. There is also a big barn/workshop building. House need some repairs. This is a VA Foreclosure to be sold as is. Home built prior to 1978; lead paint potentially exists. Alabama Right of Redemption may affect this asset. This property may qualify for seller financing (Vendee). Seller does not guarantee or warrant title to the property.

19. 2024-05-16
    soldstatus $229,000
20. 2024-05-15
    soldstatus $229,000 Closed

    Show marketing remark (933 chars)

    What are you looking for comfort we got it! Are you looking for Land we have that too! Are you looking for Quietness look no further we have what you need. This 1905 Sq Ft gem has loads of character and tons of space offering a classy formal dining room and a bright cozy and airy living room just steps to the extended covered front porch. The Den offers a rustic feel with beautiful tongue and groove walls that flows into the jazzy excentric kitchen with stone backsplash in amazing hues of blue with new updated hardwood floors and Stainless-steel appliances. It has 2 fireplaces, fresh paint throughout, nice size bedrooms and a massive laundry room that can also provide some storage space. This beautiful brick home sits one 3 acres of plush flat land mostly cleared some wooded with beautiful trees and shrubs that bloom in spring to decorate the landscape. In the Skipperville School district. Call for an appointment today.

21. 2024-04-01
    historical Active Under Contract

    Show marketing remark (933 chars)

    What are you looking for comfort we got it! Are you looking for Land we have that too! Are you looking for Quietness look no further we have what you need. This 1905 Sq Ft gem has loads of character and tons of space offering a classy formal dining room and a bright cozy and airy living room just steps to the extended covered front porch. The Den offers a rustic feel with beautiful tongue and groove walls that flows into the jazzy excentric kitchen with stone backsplash in amazing hues of blue with new updated hardwood floors and Stainless-steel appliances. It has 2 fireplaces, fresh paint throughout, nice size bedrooms and a massive laundry room that can also provide some storage space. This beautiful brick home sits one 3 acres of plush flat land mostly cleared some wooded with beautiful trees and shrubs that bloom in spring to decorate the landscape. In the Skipperville School district. Call for an appointment today.

22. 2024-03-11
    listed $229,000 Active

    Show marketing remark (933 chars)

    What are you looking for comfort we got it! Are you looking for Land we have that too! Are you looking for Quietness look no further we have what you need. This 1905 Sq Ft gem has loads of character and tons of space offering a classy formal dining room and a bright cozy and airy living room just steps to the extended covered front porch. The Den offers a rustic feel with beautiful tongue and groove walls that flows into the jazzy excentric kitchen with stone backsplash in amazing hues of blue with new updated hardwood floors and Stainless-steel appliances. It has 2 fireplaces, fresh paint throughout, nice size bedrooms and a massive laundry room that can also provide some storage space. This beautiful brick home sits one 3 acres of plush flat land mostly cleared some wooded with beautiful trees and shrubs that bloom in spring to decorate the landscape. In the Skipperville School district. Call for an appointment today.

23. 2022-07-14
    soldstatus $160,000
24. 2016-04-07
    soldstatus $91,100
25. 2010-10-03
    listed $130,000
26. 2010-10-03
    listed $76,000
27. 2010-10-03
    listed $76,000
28. 2010-10-03
    listed $130,000
29. 2010-06-30
    soldstatus $70,000
30. 2009-10-04
    listed $150,000
31. 2009-10-04
    listed $150,000
32. 2009-10-03
    listed $150,000
33. 2009-10-03
    listed $150,000
34. 2009-10-03
    listed $75,000

ⓘ 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: $468 · $39/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: +$61/yr (+$5/mo · 13.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,721
• − Mortgage interest: −$7,226
• − Property taxes: −$468
• − Insurance: −$645
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$3,753
• Taxable loss: −$566
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $1,745/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 of 129 in AL

Livability — Blue Springs

• Score: 61/100
• State rank: #257
• US rank: #18013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 741

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Black 5% Hispanic / Latino 5% Native American 1%
• Common ancestry: Italian 1% Serbian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-20.7% since first listed

19 events — show timeline

• 2026-06-10 Price Changed $119,000 WBR
• 2026-05-06 Listed $129,000 SAMLS
• 2026-05-05 Listed $129,000 WBR
• 2024-05-16 Sold (Public Records) $229,000 Public Records
• 2024-05-15 Sold (MLS) $229,000 WBR
• 2024-04-01 Contingent — WBR
• 2024-03-11 Listed $229,000 WBR
• 2022-07-14 Sold (Public Records) $160,000 Public Records
• 2016-04-07 Sold (Public Records) $91,100 Public Records
• 2010-10-03 Listed $76,000 MAAR
• 2010-10-03 Listed $130,000 MAAR
• 2010-10-03 Listed $76,000 WBR
• 2010-10-03 Listed $130,000 WBR
• 2010-06-30 Sold (MLS) $70,000 MAAR
• 2009-10-04 Listed $150,000 MAAR
• 2009-10-04 Listed $150,000 WBR
• 2009-10-03 Listed $75,000 MAAR
• 2009-10-03 Listed $150,000 WBR
• 2009-10-03 Listed $150,000 MAAR

Property tax history

-4.7%/yr

Latest (2024): $468 · +12.8% YoY. Source: county tax records.