554 County Road 206 · Moulton, AL 35619

$109,500

4 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 112 Days on market

Built 1992 1.00 ac lot $91/sqft · 42% below area Est $180k · 39% under ↓ 12% since listing

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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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-bedroom, 2-bath home situated on approximately 1 +/- acre, ready for your personal touch! Nestled on a spacious corner lot, this property offers plenty of room to enjoy both indoors & out. The welcoming living room features a cozy gas log fireplace, perfect for relaxing evenings. The kitchen provides an ample amount of cabinets for storage and flows nicely into the dining room. The primary bedroom includes a full bath for added comfort and convenience. Additional features include a 2-car detached carport, chain link fencing, and a storm shelter for peace of mind. Step outside to enjoy the covered front porch and gravel driveway, all surrounded by open space with endless potential.

Key facts

• Ample cabinets
• Detached carport
• Gas log fireplace

Tags

• CORNER LOT
• GAS LOG FIREPLACE
• AMPLE CABINETS
• FULL BATH
• DETACHED CARPORT
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.5% in Moulton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#296 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 28 active listings in the ZIP; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $757 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,645 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.15% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (median comp): $180,210
• List price: $109,500
• Delta: -39.24%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.3%
• Equity multiple: 1.16×
• Total profit: $5,046
• Equity at exit: $16,327

10-year hold

• IRR: 13.7%
• Equity multiple: 2.10×
• Total profit: $33,592
• Equity at exit: $9,468

Cash invested: $30,660 (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 35619

• Home prices YoY: -6.1%
• Active inventory: 28
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$574
• Tax from tax record: −$19 /mo · $225/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $359

Break-even live

Break-even rent $808

Max offer price $109,500

Occupancy floor 67%

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: $27,375
• Closing costs: $3,285
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $109,500 Active 112 DOM
2. 2026-06-18
   days on market $109,500 Active 111 DOM
3. 2026-06-17
   days on market $109,500 Active 110 DOM
4. 2026-06-16
   days on market $109,500 Active 109 DOM
5. 2026-06-15
   days on market $109,500 Active 108 DOM
6. 2026-06-14
   days on market $109,500 Active 106 DOM
7. 2026-06-13
   days on market $109,500 Active 105 DOM
8. 2026-06-10
   days on market $109,500 Active 103 DOM
9. 2026-06-09
   days on market $109,500 Active 102 DOM
10. 2026-06-08
    days on market $109,500 Active 101 DOM
11. 2026-06-07
    days on market $109,500 Active 100 DOM
12. 2026-06-05
    pricedays on market $109,500 Active 97 DOM
13. 2026-06-02
    days on market $109,900 Active 95 DOM
14. 2026-06-01
    days on market $109,900 Active 94 DOM
15. 2026-05-31
    days on market $109,900 Active 93 DOM
16. 2026-05-30
    days on market $109,900 Active 92 DOM
17. 2026-03-27
    price $109,900 704-char remark

    Show marketing remark (704 chars)

    Charming 4-bedroom, 2-bath home situated on approximately 1 +/- acre, ready for your personal touch! Nestled on a spacious corner lot, this property offers plenty of room to enjoy both indoors & out. The welcoming living room features a cozy gas log fireplace, perfect for relaxing evenings. The kitchen provides an ample amount of cabinets for storage and flows nicely into the dining room. The primary bedroom includes a full bath for added comfort and convenience. Additional features include a 2-car detached carport, chain link fencing, and a storm shelter for peace of mind. Step outside to enjoy the covered front porch and gravel driveway, all surrounded by open space with endless potential.

18. 2026-03-13
    price $119,900 704-char remark

    Show marketing remark (704 chars)

    Charming 4-bedroom, 2-bath home situated on approximately 1 +/- acre, ready for your personal touch! Nestled on a spacious corner lot, this property offers plenty of room to enjoy both indoors & out. The welcoming living room features a cozy gas log fireplace, perfect for relaxing evenings. The kitchen provides an ample amount of cabinets for storage and flows nicely into the dining room. The primary bedroom includes a full bath for added comfort and convenience. Additional features include a 2-car detached carport, chain link fencing, and a storm shelter for peace of mind. Step outside to enjoy the covered front porch and gravel driveway, all surrounded by open space with endless potential.

19. 2026-02-27
    listed $125,000 Active 704-char remark

    Show marketing remark (704 chars)

    Charming 4-bedroom, 2-bath home situated on approximately 1 +/- acre, ready for your personal touch! Nestled on a spacious corner lot, this property offers plenty of room to enjoy both indoors & out. The welcoming living room features a cozy gas log fireplace, perfect for relaxing evenings. The kitchen provides an ample amount of cabinets for storage and flows nicely into the dining room. The primary bedroom includes a full bath for added comfort and convenience. Additional features include a 2-car detached carport, chain link fencing, and a storm shelter for peace of mind. Step outside to enjoy the covered front porch and gravel driveway, all surrounded by open space with endless potential.

ⓘ 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: $225 · $19/mo
• Projected year-2 tax: $449 · $37/mo
• Expected delta: +$224/yr (+$19/mo · 99.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,149
• − Mortgage interest: −$6,134
• − Property taxes: −$225
• − Insurance: −$548
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,185
• Taxable income: $2,633
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $3,672/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Moulton

• Score: 60/100
• State rank: #296
• US rank: #19034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,098

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Slovak 6%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.03%
• Current HPI: 247.9965
• 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

-12.1% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $109,900 VMLS
• 2026-03-13 Price Changed $119,900 VMLS
• 2026-02-27 Listed $125,000 VMLS

Property tax history

-3.2%/yr

Latest (2025): $225 · -1.6% YoY. Source: county tax records.