1635 County Road 7 · Leesburg, AL 35983

$95,000

3 bd · 2.0 ba · 2,241 sqft · SingleFamily public records · 1 Days on market

Built 1974

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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 +22.0/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Leesburg, 3BR2BA, sunroom, large den, large workshop, metal roof and nearly one acre. Investors welcome!

Key facts

• Metal roof
• Large den
• Sunroom

Tags

• SUNROOM
• LARGE DEN
• LARGE WORKSHOP
• METAL ROOF
• NEARLY ONE ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $95k).

Location & tenants

• Location reads 60/100 on livability (#310 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Cherokee County (rural): math 21% / reading 45% proficiency, ranked #58 of 129 in AL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($657 loan paydown + $8k appreciation (8.4% local appreciation)).
• Cherokee County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k 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 since 8y ago; this cycle's ask is 179% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $18k; list at $95k implies a 443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1974 — 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. 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: 1.05% ✓
• Cap rate: 8.21%
• Cash-on-cash: 6.84%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.92×
• Total profit: $51,112
• Equity at exit: $74,634

10-year hold

• IRR: 23.3%
• Equity multiple: 6.31×
• Total profit: $141,264
• Equity at exit: $150,559

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 35983

• Home prices YoY: 4.0%
• Active inventory: 55
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $152

Break-even live

Break-even rent $803

Max offer price $95,000

Occupancy floor 80%

Sensitivity live

Price	-10% $205	-5% $179	+0% $152	+5% $125	+10% $98
Rent	-10% $73	-5% $112	+0% $152	+5% $191	+10% $230
Rate	-1.0pp $200	-0.5pp $176	base $152	+0.5pp $127	+1.0pp $102

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: —

Listing history 5 events

1. 2021-06-04
   historical Contingent
2. 2021-05-28
   listed $34,000 Active
3. 2019-08-11
   price $39,000
4. 2018-08-10
   soldstatus $17,500
5. 2018-01-25
   listed $29,100

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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 3/10 Moderate
• 🌡 Heat 5/10 Major 6 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,946
• − Mortgage interest: −$5,321
• − Property taxes: −$1,163
• − Insurance: −$475
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$2,764
• Taxable income: $311
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $1,746/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: Cherokee County
• NCES district ID: 0100630
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $37,824
• Composite: 27.43/100
• National rank: #6965
• State rank: #58 of 129 in AL

Livability — Leesburg

• Score: 60/100
• State rank: #310
• US rank: #19292

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,782
• Population (ZIP): 3,782

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 24,929 people
• By 2030: 24,177 · -3.0%
• By 2040: 22,411 · -10.1%
• By 2050: 20,595 · -17.4%
• By 2075: 17,025 · -31.7%
• By 2100: 13,700 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% German 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+75.5) · D 12.0% · R 87.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -51.2pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+72.8 2016: R+69.4 2012: R+55.0 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.38%
• Current HPI: 217.423
• 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

+16.8% since first listed

5 events — show timeline

• 2021-06-04 Contingent — VMLS
• 2021-05-28 Listed $34,000 VMLS
• 2019-08-11 Price Changed $39,000 VMLS
• 2018-08-10 Sold (MLS) $17,500 VMLS
• 2018-01-25 Listed $29,100 VMLS

Property tax history

+5.0%/yr

Latest (2025): $1,163 · +5.3% YoY. Source: county tax records.