5332 County Road 69 Rd · Blue Springs, AL 36374

$65,500

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 6 Days on market

Built 1965

---

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 +9.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

CALLING ALL INVESTORS!!! This is a two-fer deal. .. .. 1 single family home with 2 bedrooms and 1 bath. Really large living room, dining room just off the kitchen. The bathroom has had some updates to include walk in shower and updated vanity. Hardwood floors in both bedrooms. 3 mini split units are keeping this home very comfortable at present. The home is in need of extensive repairs but what a glorious location!!! The mobile home is also a 2 bedroom and 1 bath. It needs a total remodel as well. There are several pecan and peach tree's on the property along with 2 storage buildings . This property will only close as a "CASH" purchase. Please use EXTREME CAUTION ON THE MOBILE HOM

Key facts

• Garage
• Built 1965
• Listed 5 days

Property features AI

Exterior

• Parking: Attached garage (1 space)
• Utilities: Electricity available; Propane; Septic tank
• Home design: Single-family residence; One story
• Construction: Wood siding construction
• Exterior features: Covered porch; Exterior storage

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Space heater; Multi-unit cooling
• Interior features: Gas water heater; Wood flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $66k).

Location & tenants

• Location reads 61/100 on livability (#257 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety D, crime D-, amenities F.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gw Long Elementary School (math 34% / reading 57%, grade D-, #167 of 627 statewide, top 27%, 464 students, 57% FRL); George W Long High School (math 57% / reading 62%, grade C+, #6 of 305 statewide, top 2%, 368 students, 44% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 52% at this address vs 40% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Dale County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 5 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($453 loan paydown + $2k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $65,500

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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.49% ✓
• Cap rate: 13.04%
• Cash-on-cash: 24.11%
• DSCR: 2.07
• GRM: 5.6

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: 30.2%
• Equity multiple: 2.71×
• Total profit: $31,343
• Equity at exit: $29,452

10-year hold

• IRR: 30.6%
• Equity multiple: 5.29×
• Total profit: $78,673
• Equity at exit: $45,388

Cash invested: $18,340 (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 36374

• Active inventory: 5
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $973 medium
• Mortgage (P&I): −$343
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $369

Break-even live

Break-even rent $507

Max offer price $65,500

Occupancy floor 57%

Sensitivity live

Price	-10% $406	-5% $387	+0% $369	+5% $350	+10% $331
Rent	-10% $292	-5% $330	+0% $369	+5% $407	+10% $445
Rate	-1.0pp $401	-0.5pp $385	base $369	+0.5pp $352	+1.0pp $334

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-19
   days on market $65,500 Active 6 DOM
2. 2026-06-18
   days on market $65,500 Active 5 DOM
3. 2026-06-17
   price $65,500 Active 4 DOM
4. 2026-06-17
   days on market $75,500 Active 4 DOM
5. 2026-06-16
   days on market $75,500 Active 3 DOM
6. 2026-06-15
   days on market $75,500 Active 2 DOM
7. 2026-06-14
   remarks 689-char remark
8. 2026-06-14
   listed $75,500 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: $356 · $30/mo
• Projected year-2 tax: $356 · $30/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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,680
• − Mortgage interest: −$3,669
• − Property taxes: −$356
• − Insurance: −$328
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,905
• Taxable income: $3,553
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $3,569/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 of 129 in AL

Livability — Blue Springs

• Score: 61/100
• State rank: #257
• US rank: #18013

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 741

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: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 12% Black 5% Hispanic / Latino 5% Native American 1%
• Common ancestry: Italian 1% Serbian 1%
• Languages at home: 99% English-only · Spanish 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: —
• Current HPI: —
• 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

• 2026-06-13 Listed $75,500 WBR

Property tax history

+4.1%/yr

Latest (2025): $356 · +5.6% YoY. Source: county tax records.