1205 South · Greensboro, AL 36744

$137,000

2 bd · 1.0 ba · 1,044 sqft · SingleFamily public records · 83 Days on market

Built 2005 ↓ 31% since listing

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Why this score? — see what drove the D- 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 +9.2/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.5/10.0

Listing remarks

Beautiful home designed by Auburn Rural Studio, locally known as the Rammed Earth House. This unique home is located in the heart of Greensboro, Alabama. One-of-a-kind features makes this home a stunning space.

Key facts

• Built 2005
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (30.5% below list).
• Recommended offer: $95k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#106 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greensboro Elementary School (math 4% / reading 31%, grade F, #484 of 627 statewide, top 77%, 554 students, 78% FRL); Greensboro Middle School (math 2% / reading 17%, grade F, #227 of 257 statewide, top 90%, 232 students, 88% FRL); Greensboro High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 294 students, 84% FRL) — zoned schools average 83% FRL vs 68% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($947 loan paydown + $10k appreciation (7.2% local appreciation)).
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $102k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $95,265 (30.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.11×
• Total profit: $42,686
• Equity at exit: $96,414

10-year hold

• IRR: 15.3%
• Equity multiple: 4.36×
• Total profit: $128,724
• Equity at exit: $184,498

Cash invested: $38,360 (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 36744

• Home prices YoY: 4.9%
• Active inventory: 36
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$79 /mo · $949/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-102

Break-even live

Break-even rent $1,082

Max offer price $118,972

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-63	+0% $-102	+5% $-141	+10% $-180
Rent	-10% $-177	-5% $-140	+0% $-102	+5% $-64	+10% $-27
Rate	-1.0pp $-33	-0.5pp $-67	base $-102	+0.5pp $-138	+1.0pp $-174

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2023-08-26
   status Pending
2. 2023-08-15
   historical
3. 2022-12-19
   soldstatus $102,000
4. 2022-12-01
   status Pending
5. 2022-11-06
   price $137,000
6. 2022-09-06
   listed $147,000 Active

ⓘ 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: $949 · $79/mo
• Projected year-2 tax: $949 · $79/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,432
• − Mortgage interest: −$7,674
• − Property taxes: −$949
• − Insurance: −$685
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,985
• Taxable loss: −$3,691
• Est. tax savings @ 24.0%: +$886
• After-tax cash flow: $-339/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: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 of 129 in AL

Livability — Greensboro

• Score: 66/100
• State rank: #106
• US rank: #11741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensboro, AL
• Population (ZIP): 5,662

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 32% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.16%
• Current HPI: 153.454
• 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

-30.6% since first listed

6 events — show timeline

• 2023-08-26 Pending — WAMLS
• 2023-08-15 Delisted — WAMLS
• 2022-12-19 Sold (Public Records) $102,000 Public Records
• 2022-12-01 Pending — WAMLS
• 2022-11-06 Price Changed $137,000 WAMLS
• 2022-09-06 Listed $147,000 WAMLS

Property tax history

+10.0%/yr

Latest (2025): $949 · +7.0% YoY. Source: county tax records.