628 Sharon Blvd · Dora, AL 35062

$95,000

3 bd · 1.0 ba · 1,072 sqft · SingleFamily public records · 160 Days on market

Built 1945 8,712 sqft lot $89/sqft · at area comps Est $97k · at est. ↓ 10% since listing

---

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 +25.6/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• ARV discount +8.3/15.0
• 1% rule +5.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

BRING ALL OFFERS! Completely new septic system just installed. This charming 3-bedroom, 1-bath home on Sharon Blvd has been thoughtfully updated along with a brand new septic tank, making it perfect for a first-time buyer or a savvy investor. Inside, you’ll find fresh finishes, updated flooring, and a modern kitchen and bath designed for everyday comfort. The home’s layout provides a bright living area and spacious bedrooms, while the remodel ensures worry-free living. Outside, enjoy a level lot with room to relax or entertain. Located in a convenient area, you’re close to shopping, dining, schools, and quick highway access—making commutes and errands a breeze. With its affordable price point, and proximity to amenities, this property is a fantastic opportunity to build equity or add a strong rental to your portfolio.

Key facts

• New septic tank
• Level lot
• Modern kitchen

Tags

• NEW SEPTIC TANK
• MODERN KITCHEN
• LEVEL LOT
• QUICK HIGHWAY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#374 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $14k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 160 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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: 1.05% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.9

CMA / ARV

• ARV (median comp): $96,805
• List price: $95,000
• Delta: -1.86%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
465 Sellers Hollow Rd	0.37mi	3/1.0	1,110 (+4%)	20mo	$70,000	$63	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.48×
• Total profit: $66,006
• Equity at exit: $85,584

10-year hold

• IRR: 27.4%
• Equity multiple: 7.88×
• Total profit: $183,044
• Equity at exit: $184,564

Cash invested: $26,600 (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 35062

• Home prices YoY: 9.7%
• Active inventory: 78
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$28 /mo · $331/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $225

Break-even live

Break-even rent $716

Max offer price $95,000

Occupancy floor 73%

Sensitivity live

Price	-10% $278	-5% $252	+0% $225	+5% $198	+10% $171
Rent	-10% $146	-5% $185	+0% $225	+5% $264	+10% $304
Rate	-1.0pp $272	-0.5pp $249	base $225	+0.5pp $200	+1.0pp $175

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Sharon Blvd Dora, AL	3.0	2.0	975	$1,000	$1.03	2d	1	0.10mi

Listing history 24 events

1. 2026-06-18
   days on market $95,000 Active 160 DOM
2. 2026-06-17
   days on market $95,000 Active 159 DOM
3. 2026-06-16
   days on market $95,000 Active 158 DOM
4. 2026-06-15
   days on market $95,000 Active 157 DOM
5. 2026-06-13
   days on market $95,000 Active 155 DOM
6. 2026-06-13
   days on market $95,000 Active 154 DOM
7. 2026-06-10
   days on market $95,000 Active 152 DOM
8. 2026-06-09
   days on market $95,000 Active 151 DOM
9. 2026-06-08
   days on market $95,000 Active 150 DOM
10. 2026-06-07
    days on market $95,000 Active 149 DOM
11. 2026-06-05
    days on market $95,000 Active 146 DOM
12. 2026-06-03
    days on market $95,000 Active 145 DOM
13. 2026-06-03
    days on market $95,000 Active 144 DOM
14. 2026-06-01
    days on market $95,000 Active 143 DOM
15. 2026-05-31
    days on market $95,000 Active 142 DOM
16. 2026-04-10
    price $95,000 854-char remark

    Show marketing remark (854 chars)

    BRING ALL OFFERS! Completely new septic system just installed. This charming 3-bedroom, 1-bath home on Sharon Blvd has been thoughtfully updated along with a brand new septic tank, making it perfect for a first-time buyer or a savvy investor. Inside, you’ll find fresh finishes, updated flooring, and a modern kitchen and bath designed for everyday comfort. The home’s layout provides a bright living area and spacious bedrooms, while the remodel ensures worry-free living. Outside, enjoy a level lot with room to relax or entertain. Located in a convenient area, you’re close to shopping, dining, schools, and quick highway access—making commutes and errands a breeze. With its affordable price point, and proximity to amenities, this property is a fantastic opportunity to build equity or add a strong rental to your portfolio.

17. 2026-01-09
    listed $109,000 Active 854-char remark

    Show marketing remark (854 chars)

    BRING ALL OFFERS! Completely new septic system just installed. This charming 3-bedroom, 1-bath home on Sharon Blvd has been thoughtfully updated along with a brand new septic tank, making it perfect for a first-time buyer or a savvy investor. Inside, you’ll find fresh finishes, updated flooring, and a modern kitchen and bath designed for everyday comfort. The home’s layout provides a bright living area and spacious bedrooms, while the remodel ensures worry-free living. Outside, enjoy a level lot with room to relax or entertain. Located in a convenient area, you’re close to shopping, dining, schools, and quick highway access—making commutes and errands a breeze. With its affordable price point, and proximity to amenities, this property is a fantastic opportunity to build equity or add a strong rental to your portfolio.

18. 2025-11-24
    price $109,000
19. 2025-10-18
    price $115,000
20. 2024-09-14
    historical $900
21. 2024-05-08
    price $105,000
22. 2024-04-08
    price $900
23. 2023-12-05
    price $925
24. 2023-11-18
    listed $950

ⓘ 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: $331 · $28/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$58/yr (+$5/mo · 17.6%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,321
• − Property taxes: −$331
• − Insurance: −$475
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,764
• Taxable income: $1,189
• Est. tax owed @ 24.0%: −$285
• After-tax cash flow: $2,410/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Dora

• Score: 57/100
• State rank: #374
• US rank: #21559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dora, AL
• Population (ZIP): 8,674

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 2% Asian 2%
• Common ancestry: Serbian 3% Slovak 3% Iranian 2%
• Foreign-born: 1% · China, Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Chinese 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.99%
• Current HPI: 260.41
• 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

-9.5% since first listed

9 events — show timeline

• 2026-04-10 Price Changed $95,000 Greater Alabama MLS
• 2026-01-09 Listed $109,000 Greater Alabama MLS
• 2025-11-24 Price Changed $109,000 Greater Alabama MLS
• 2025-10-18 Price Changed $115,000 Greater Alabama MLS
• 2024-09-14 Rental Removed $900 GALMLS
• 2024-05-08 Price Changed $105,000 Greater Alabama MLS
• 2024-04-08 Price Changed $900 GALMLS
• 2023-12-05 Price Changed $925 GALMLS
• 2023-11-18 Listed for Rent $950 GALMLS

Property tax history

+4.9%/yr

Latest (2024): $331 · +14.3% YoY. Source: county tax records.