221 Plaza Dr · Daleville, AL 36322

$155,000

4 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 1 Days on market

Built 1965 0.33 ac lot Est $130k · 19% over

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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 +19.0/30.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This charming home offers lots of space with 1,412 sq. ft. and four bedrooms & two bathrooms. Inside, a mix of carpet, tile, and LVP flooring can be found in home. The kitchen is equipped with a breakfast bar that can fit two barstools, a sink that looks out over the backyard, and appliances such as a dishwasher, refrigerator, electric range, and a new electric cooktop. The layout includes a split bedroom arrangement for enhanced privacy. Bedrooms 1 and 2 have new carpet, while bedrooms 3 and 4 have new LVP flooring. A linen closet can be found in the hallway. The backyard includes a detached storage building and is fully enclosed with a chain-link fence. The interior has been repainted. Don’t miss your chance to view this home. Call today to schedule your appointment!

Key facts

• Repainted interior
• Breakfast bar
• 0.33 acre lot

Tags

• BREAKFAST BAR
• SPLIT BEDROOM ARRANGEMENT
• DETACHED STORAGE BUILDING
• FULLY ENCLOSED BACKYARD
• REPAINTED INTERIOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: On waterfront; Covered patio/porch; Storage

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator; Gas water heater
• Flooring: Carpet; Tile; Other
• Bathrooms: 2 full bathrooms
• Interior features: Window treatments; Covered patio/porch; Storage structure on property
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $162 ($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 $139k (10.2% below list).
• Recommended offer: $139k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#278 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety D, amenities F, commute F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: A M Windham Elementary School (math 17% / reading 37%, grade F, #392 of 627 statewide, top 65%, 499 students, 70% FRL); Daleville Middle School (math 7% / reading 39%, grade F, #176 of 257 statewide, top 70%, 361 students, 72% FRL); Daleville High School (math 2% / reading 22%, grade F, #238 of 305 statewide, top 79%, 294 students, 60% FRL).
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,254 (10.2% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.48%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $129,888
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Old Newton Dr	0.37mi	3/1.0 (-1)	925 (-12%)	23mo	$113,500	$123	34

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: 27.5%
• Equity multiple: 3.18×
• Total profit: $94,668
• Equity at exit: $139,636

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $270,553
• Equity at exit: $301,131

Cash invested: $43,400 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$61 /mo · $729/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $162

Break-even live

Break-even rent $1,188

Max offer price $155,000

Occupancy floor 83%

Sensitivity live

Price	-10% $250	-5% $206	+0% $162	+5% $118	+10% $74
Rent	-10% $52	-5% $107	+0% $162	+5% $217	+10% $272
Rate	-1.0pp $240	-0.5pp $201	base $162	+0.5pp $122	+1.0pp $81

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Myrtle St Daleville, AL	3.0	2.0	1150	$1,100	$0.96	45d	1	1.48mi

Listing history 4 events

1. 2026-05-21
   historical Active Under Contract 791-char remark

   Show marketing remark (791 chars)

   This charming home offers lots of space with 1,412 sq. ft. and four bedrooms & two bathrooms. Inside, a mix of carpet, tile, and LVP flooring can be found in home. The kitchen is equipped with a breakfast bar that can fit two barstools, a sink that looks out over the backyard, and appliances such as a dishwasher, refrigerator, electric range, and a new electric cooktop. The layout includes a split bedroom arrangement for enhanced privacy. Bedrooms 1 and 2 have new carpet, while bedrooms 3 and 4 have new LVP flooring. A linen closet can be found in the hallway. The backyard includes a detached storage building and is fully enclosed with a chain-link fence. The interior has been repainted. Don’t miss your chance to view this home. Call today to schedule your appointment!

2. 2026-05-21
   status Pending

   Show marketing remark (791 chars)

   This charming home offers lots of space with 1,412 sq. ft. and four bedrooms & two bathrooms. Inside, a mix of carpet, tile, and LVP flooring can be found in home. The kitchen is equipped with a breakfast bar that can fit two barstools, a sink that looks out over the backyard, and appliances such as a dishwasher, refrigerator, electric range, and a new electric cooktop. The layout includes a split bedroom arrangement for enhanced privacy. Bedrooms 1 and 2 have new carpet, while bedrooms 3 and 4 have new LVP flooring. A linen closet can be found in the hallway. The backyard includes a detached storage building and is fully enclosed with a chain-link fence. The interior has been repainted. Don’t miss your chance to view this home. Call today to schedule your appointment!

3. 2026-05-20
   listed $155,000 Active 791-char remark

   Show marketing remark (791 chars)

   This charming home offers lots of space with 1,412 sq. ft. and four bedrooms & two bathrooms. Inside, a mix of carpet, tile, and LVP flooring can be found in home. The kitchen is equipped with a breakfast bar that can fit two barstools, a sink that looks out over the backyard, and appliances such as a dishwasher, refrigerator, electric range, and a new electric cooktop. The layout includes a split bedroom arrangement for enhanced privacy. Bedrooms 1 and 2 have new carpet, while bedrooms 3 and 4 have new LVP flooring. A linen closet can be found in the hallway. The backyard includes a detached storage building and is fully enclosed with a chain-link fence. The interior has been repainted. Don’t miss your chance to view this home. Call today to schedule your appointment!

4. 2026-05-20
   listed $155,000 Active

   Show marketing remark (791 chars)

   This charming home offers lots of space with 1,412 sq. ft. and four bedrooms & two bathrooms. Inside, a mix of carpet, tile, and LVP flooring can be found in home. The kitchen is equipped with a breakfast bar that can fit two barstools, a sink that looks out over the backyard, and appliances such as a dishwasher, refrigerator, electric range, and a new electric cooktop. The layout includes a split bedroom arrangement for enhanced privacy. Bedrooms 1 and 2 have new carpet, while bedrooms 3 and 4 have new LVP flooring. A linen closet can be found in the hallway. The backyard includes a detached storage building and is fully enclosed with a chain-link fence. The interior has been repainted. Don’t miss your chance to view this home. Call today to schedule your appointment!

ⓘ 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: $729 · $61/mo
• Projected year-2 tax: $729 · $61/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 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $16,710
• − Mortgage interest: −$8,682
• − Property taxes: −$729
• − Insurance: −$775
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$4,509
• Taxable loss: −$659
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,101/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Daleville

• Score: 61/100
• State rank: #278
• US rank: #18463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daleville, AL
• County: Dale County · 7,959 people
• City population: 7,740
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 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: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-21 Contingent — WBR
• 2026-05-21 Pending — SAMLS
• 2026-05-20 Listed $155,000 SAMLS
• 2026-05-20 Listed $155,000 WBR

Property tax history

+4.0%/yr

Latest (2025): $729 · +6.6% YoY. Source: county tax records.