7972 Sumter 9 · York, AL 36925

$95,000

4 bd · 1.0 ba · 1,940 sqft · SingleFamily public records · 8 Days on market

Built 1950 1.06 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks

Find peaceful county living in this charming home sitting on 1+/- acre. Relax under the inviting covered front porch with swing, ready for you to enjoying quiet mornings & evening sunsets. The backyard features a chain-link fence for pets with handy storage shed. Metal roof replaced on the front of the home & solar panels keep the power bill impressively low. Option to run the central heat & air. Inside, you'll find hardwood floors in the bedrooms, laminate flooring in the common areas & country style kitchen with new refrigerator & stove. Gas fireplace in the living room! Large laundry/mudroom off the back of carport to add extra convenience. With its blend of

Key facts

• Covered front porch
• Metal roof
• Chain-link fence

Tags

• COVERED FRONT PORCH
• CHAIN-LINK FENCE
• STORAGE SHED
• METAL ROOF
• SOLAR PANELS
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Garage (1 car); Attached carport; Driveway; Gravel areas
• Security: Smoke detectors
• Utilities: Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Asbestos siding/materials; Composition, metal, and shingle roof
• Exterior features: Covered porch; Outbuilding

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Water heater
• Flooring: Hardwood floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Ceiling fans; Wall/window air conditioning units (multiple)
• Interior features: Ceiling fans; Living room gas-log fireplace
• Laundry & utility: Inside laundry room with washer and dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 55/100 on livability (#429 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Sumter County (rural): math 2% / reading 18% proficiency, ranked #124 of 129 in AL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 4 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sumter County population projected at -11% 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 $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 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.
• Current owner paid $64k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $95,000

Questions for the listing agent

1. Built in 1950 — 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: 1.26% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 8.7%
• Equity multiple: 1.34×
• Total profit: $9,055
• Equity at exit: $14,165

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $39,249
• Equity at exit: $8,214

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 36925

• Home prices YoY: -5.2%
• Active inventory: 10
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$20 /mo · $240/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $385

Break-even live

Break-even rent $706

Max offer price $95,000

Occupancy floor 63%

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 8 events

1. 2026-06-19
   days on market $95,000 Active 8 DOM
2. 2026-06-18
   days on market $95,000 Active 7 DOM
3. 2026-06-17
   days on market $95,000 Active 6 DOM
4. 2026-06-16
   days on market $95,000 Active 5 DOM
5. 2026-06-15
   days on market $95,000 Active 4 DOM
6. 2026-06-14
   days on market $95,000 Active 2 DOM
7. 2026-06-12
   remarks 679-char remark
8. 2026-06-12
   listed $95,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $240 · $20/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$149/yr (+$12/mo · 62.1%)

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,314
• − Mortgage interest: −$5,321
• − Property taxes: −$240
• − Insurance: −$475
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$2,764
• Taxable income: $3,223
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,841/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: Sumter County
• NCES district ID: 0103090
• Math proficiency: 2% ▼ -19.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $22,830
• Composite: 6.96/100
• National rank: #9972
• State rank: #124 of 129 in AL

Livability — York

• Score: 55/100
• State rank: #429
• US rank: #23192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,322

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 12,289 people
• By 2030: 11,899 · -3.2%
• By 2040: 11,250 · -8.5%
• By 2050: 10,972 · -10.7%
• By 2075: 12,179 · -0.9%
• By 2100: 13,454 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 12% Two or more races 2%
• Common ancestry: British 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Sumter

• 2024 margin: Solid D (+41.2) · D 70.3% · R 29.1%
• 2008→2024 swing: -9.1pp toward R · 2008: 50.3pp · 2024: 41.2pp
• All cycles: 2024: D+41.2 2020: D+48.5 2016: D+49.4 2012: D+54.6 2008: D+50.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.72%
• Current HPI: 67.5075
• 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

+47.5% since first listed

3 events — show timeline

• 2026-06-11 Listed $95,000 WAMLS
• 2025-08-15 Listed $123,000 WAMLS
• 2024-01-19 Sold (Public Records) $64,400 Public Records

Property tax history

+8.8%/yr

Latest (2024): $240 · +132.4% YoY. Source: county tax records.