370 Saint Stephens Ave · Millry, AL 36558

$96,000

4 bd · 2.0 ba · 1,482 sqft · Other · 16 Days on market

Built 1989 Poor condition

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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 +23.8/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks

Need renovation inside water damage from plumbing and sewage pipes. Wall damage from termites and rodents from living in woodland area.

Key facts

• Built 1989
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $96k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $95k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#221 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Washington County (rural): math 13% / reading 44% proficiency, ranked #76 of 129 in AL (top 59%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($664 loan paydown + $3k appreciation (3.5% local appreciation)).
• Washington County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $94,560 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.25%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 1.96×
• Total profit: $25,687
• Equity at exit: $45,654

10-year hold

• IRR: 17.6%
• Equity multiple: 3.68×
• Total profit: $72,146
• Equity at exit: $72,357

Cash invested: $26,880 (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 36558

• Home prices YoY: 2.3%
• Active inventory: 7
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $185

Break-even live

Break-even rent $840

Max offer price $96,000

Occupancy floor 78%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $96,000 Active 16 DOM
2. 2026-06-18
   days on market $96,000 Active 15 DOM
3. 2026-06-17
   days on market $96,000 Active 14 DOM
4. 2026-06-16
   days on market $96,000 Active 13 DOM
5. 2026-06-15
   days on market $96,000 Active 12 DOM
6. 2026-06-14
   days on market $96,000 Active 10 DOM
7. 2026-06-12
   days on market $96,000 Active 9 DOM
8. 2026-06-09
   days on market $96,000 Active 6 DOM
9. 2026-06-08
   days on market $96,000 Active 5 DOM
10. 2026-06-07
    days on market $96,000 Active 4 DOM
11. 2026-06-07
    days on market $96,000 Active 3 DOM
12. 2026-06-04
    remarks 135-char remark
13. 2026-06-04
    listed $96,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $12,884
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$2,793
• Taxable income: $732
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $2,041/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs, including a new roof and siding, and significant maintenance to improve its condition and value.

Repairs flagged

• Major roof — Significant damage visible from aerial view
• Major exterior siding — Weathered and in need of repair

Value-add opportunities

• Both repair and replace roof — Critical to safety and appearance
• Both repair and replace exterior siding — Improves curb appeal and structural integrity
• Both paint interior and exterior — Enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible from aerial view	Major	$15,000–50,000
exterior siding · Weathered and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both repair and replace roof — Critical to safety and appearance ↑
• Both repair and replace exterior siding — Improves curb appeal and structural integrity ↑
• Both paint interior and exterior — Enhances curb appeal and interior aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Washington County
• NCES district ID: 0103480
• Math proficiency: 13% ▼ -23.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $40,168
• Composite: 23.9/100
• National rank: #7791
• State rank: #76 of 129 in AL

Livability — Millry

• Score: 62/100
• State rank: #221
• US rank: #16698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millry, AL
• City population: 4,503
• Population (ZIP): 4,503

Population outlook (Washington County) Hauer SSP2

• Today (2025): 15,750 people
• By 2030: 15,072 · -4.3%
• By 2040: 13,638 · -13.4%
• By 2050: 12,241 · -22.3%
• By 2075: 9,825 · -37.6%
• By 2100: 8,379 · -46.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 17% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Slovak 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+55.4) · D 22.1% · R 77.5%
• 2008→2024 swing: -25.9pp toward R · 2008: -29.5pp · 2024: -55.4pp
• All cycles: 2024: R+55.4 2020: R+48.5 2016: R+43.2 2012: R+31.7 2008: R+29.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.46%
• Current HPI: 154.1389
• 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

1 event — show timeline

• 2026-06-04 Listed $96,000 FSBO.com