18365 Hwy 52 · Kinston, AL 36477

$156,325

3 bd · 2.0 ba · 2,202 sqft · SingleFamily public records · 92 Days on market

Built 1967 2.12 ac lot $71/sqft · 62% below area ↓ 3% since listing

---

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 +12.8/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this home situated on approximately 2.2 acres in Geneva County, within the Samson School District. Constructed with a combination of brick and vinyl siding, this property offers durability and low-maintenance living. The main residence features 3 bedrooms and 2 full bathrooms. In addition, the home includes an additional living area complete with a full bathroom, kitchen space, storage, and an open sleeping nook—suitable for guests or extended living arrangements . A 2-car attached garage features a concrete floor, and the home includes a concrete driveway for added convenience and functionality. The spacious acreage provides room for outdoor activities, gardening, or other uses.

Key facts

• Full bathroom
• Kitchen space
• 2.2 acres

Tags

• 2.2 ACRES
• BRICK AND VINYL SIDING
• ADDITIONAL LIVING AREA
• FULL BATHROOM
• KITCHEN SPACE
• CONCRETE FLOOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $156k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (25.0% below list).
• Recommended offer: $117k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#382 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools D+, health & safety D, crime F.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.2% local appreciation)).
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $44k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($142k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,235 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $410,264
• List price: $156,325
• Delta: -61.90%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.22% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.85×
• Total profit: $37,001
• Equity at exit: $90,729

10-year hold

• IRR: 13.9%
• Equity multiple: 3.55×
• Total profit: $111,681
• Equity at exit: $158,385

Cash invested: $43,771 (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 36477

• Home prices YoY: 4.2%
• Active inventory: 24
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$820
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-15

Break-even live

Break-even rent $1,192

Max offer price $153,621

Occupancy floor 96%

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: $39,081
• Closing costs: $4,690
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $156,325 Active 92 DOM
2. 2026-06-18
   days on market $156,325 Active 91 DOM
3. 2026-06-17
   days on market $156,325 Active 90 DOM
4. 2026-06-16
   days on market $156,325 Active 89 DOM
5. 2026-06-15
   days on market $156,325 Active 88 DOM
6. 2026-06-14
   days on market $156,325 Active 86 DOM
7. 2026-06-12
   days on market $156,325 Active 85 DOM
8. 2026-06-09
   days on market $156,325 Active 82 DOM
9. 2026-06-08
   days on market $156,325 Active 81 DOM
10. 2026-06-07
    days on market $156,325 Active 80 DOM
11. 2026-06-05
    days on market $156,325 Active 77 DOM
12. 2026-06-03
    days on market $156,325 Active 76 DOM
13. 2026-06-02
    days on market $156,325 Active 75 DOM
14. 2026-06-01
    days on market $156,325 Active 74 DOM
15. 2026-05-31
    price $156,325 Active 73 DOM
16. 2026-05-31
    days on market $169,900 Active 73 DOM
17. 2026-05-30
    days on market $169,900 Active 72 DOM
18. 2026-03-19
    listed $169,900 Active 705-char remark

    Show marketing remark (705 chars)

    Welcome to this home situated on approximately 2.2 acres in Geneva County, within the Samson School District. Constructed with a combination of brick and vinyl siding, this property offers durability and low-maintenance living. The main residence features 3 bedrooms and 2 full bathrooms. In addition, the home includes an additional living area complete with a full bathroom, kitchen space, storage, and an open sleeping nook—suitable for guests or extended living arrangements . A 2-car attached garage features a concrete floor, and the home includes a concrete driveway for added convenience and functionality. The spacious acreage provides room for outdoor activities, gardening, or other uses.

19. 2025-09-20
    price $169,500
20. 2025-08-12
    listed $175,000 Active

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $679 · $57/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 · 19 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: $14,068
• − Mortgage interest: −$8,757
• − Property taxes: −$679
• − Insurance: −$782
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$4,548
• Taxable loss: −$2,947
• Est. tax savings @ 24.0%: +$707
• After-tax cash flow: $524/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: Geneva County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Kinston

• Score: 57/100
• State rank: #382
• US rank: #21820

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,363

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Black 6% Two or more races 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.22%
• Current HPI: 130.3062
• 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

-2.9% since first listed

3 events — show timeline

• 2026-03-19 Listed $169,900 CAOR
• 2025-09-20 Price Changed $169,500 SAMLS
• 2025-08-12 Listed $175,000 SAMLS