119 Emma Way · Killen, AL 35645

$99,900

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 44 Days on market

Built 1978 Fair condition 10,019 sqft lot $89/sqft · 48% below area Est $192k · 48% under ↓ 17% since listing

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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 +23.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

CUTE 2 BR 1 BATH COTTAGE! KITCHEN/LIVING COMBO, LAUNDRY ROOM WITH STACKED WASHER/DRYER. WOULD MAKE A GREAT RENTAL, AIR B & B OR RESIDENTAL. WOULD ALSO BE A GREAT FISH CAMP BEING SO CLOSE TO WHEELER AND WILSON LAKES.

Key facts

• Kitchen living combo
• Laundry room
• Stacked washer dryer

Tags

• KITCHEN LIVING COMBO
• LAUNDRY ROOM
• STACKED WASHER DRYER

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Slab foundation
• Exterior features: Covered front porch

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Window unit(s) for cooling
• Interior features: Electric range; Refrigerator; Stacked washer/dryer; Laundry room; 5 total rooms
• Laundry & utility: Stacked washer/dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (1.0% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 1.5% in Killen — 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 69/100 on livability (#49 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lauderdale County (rural): math 19% / reading 46% proficiency, ranked #53 of 129 in AL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Brooks Elementary School (math 26% / reading 60%, grade F, #204 of 627 statewide, top 33%, 903 students, 48% FRL); Brooks High School (math 13% / reading 45%, grade F, #84 of 305 statewide, top 28%, 755 students, 48% FRL).
• Market conditions: 224 active listings in the ZIP; solid renter incomes; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).
• This rent is only 13% of the median local income ($88k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate wind risk, 23% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.64%
• DSCR: 1.34
• GRM: 8.4

CMA / ARV

• ARV (median comp): $191,889
• List price: $99,900
• Delta: -47.94%
• Verdict: UNDERPRICED
• Comps: 16 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-9,074
• Equity at exit: $14,895

10-year hold

• IRR: 0.6%
• Equity multiple: 1.05×
• Total profit: $1,266
• Equity at exit: $8,638

Cash invested: $27,972 (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 35645

• Home prices YoY: -12.9%
• Active inventory: 224
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $453/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $112

Break-even live

Break-even rent $848

Max offer price $99,900

Occupancy floor 84%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 44 DOM
2. 2026-06-18
   days on market $99,900 Active 43 DOM
3. 2026-06-17
   days on market $99,900 Active 42 DOM
4. 2026-06-16
   days on market $99,900 Active 41 DOM
5. 2026-06-15
   days on market $99,900 Active 40 DOM
6. 2026-06-14
   days on market $99,900 Active 38 DOM
7. 2026-06-13
   days on market $99,900 Active 37 DOM
8. 2026-06-10
   days on market $99,900 Active 35 DOM
9. 2026-06-09
   days on market $99,900 Active 34 DOM
10. 2026-06-08
    days on market $99,900 Active 33 DOM
11. 2026-06-07
    days on market $99,900 Active 32 DOM
12. 2026-06-05
    days on market $99,900 Active 29 DOM
13. 2026-06-03
    days on market $99,900 Active 28 DOM
14. 2026-06-02
    days on market $99,900 Active 27 DOM
15. 2026-06-01
    days on market $99,900 Active 26 DOM
16. 2026-05-31
    days on market $99,900 Active 25 DOM
17. 2026-05-30
    days on market $99,900 Active 24 DOM
18. 2026-05-05
    listed $99,900 Active 219-char remark
19. 2025-11-13
    price $114,900
20. 2025-10-03
    price $117,900
21. 2025-05-01
    listed $119,900 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: $453 · $38/mo
• Projected year-2 tax: $453 · $38/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 7/10 Severe FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,869
• − Mortgage interest: −$5,596
• − Property taxes: −$453
• − Insurance: −$1,297
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,906
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,408/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

A modest 2-bedroom, 1-bath home with average condition, requiring moderate repairs and maintenance to improve its resale and rental value.

Repairs flagged

• Moderate Exterior siding — Weathered and may need repainting or replacement
• Moderate Roof — Not inspected, may need maintenance or replacement

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace or repair roof — Improves home's condition and value
• Both Update kitchen and bathroom fixtures — Modernizes the home and increases value
• Both Landscaping and curb appeal improvements — Enhances home's appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and may need repainting or replacement	Moderate	$3,000–15,000
Roof · Not inspected, may need maintenance or replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace or repair roof — Improves home's condition and value ↑
• Both Update kitchen and bathroom fixtures — Modernizes the home and increases value ↑
• Both Landscaping and curb appeal improvements — Enhances home's appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lauderdale County
• NCES district ID: 0102010
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $47,501
• Composite: 27.93/100
• National rank: #6863
• State rank: #53 of 129 in AL

Livability — Killen

• Score: 69/100
• State rank: #49
• US rank: #8235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lauderdale County · 47,988 people
• City population: 13,960
• Metro: Florence-Muscle Shoals, AL
• Population (ZIP): 13,960
• Household income: $87,958
• Rent vs Own: 14.6% rent · 85.4% own
• Severe rent burden: 83.0

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 93,386 people
• By 2030: 93,634 · +0.3%
• By 2040: 93,114 · -0.3%
• By 2050: 91,586 · -1.9%
• By 2075: 88,667 · -5.1%
• By 2100: 81,098 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+51.5) · D 23.8% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.2pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.7 2016: R+46.0 2012: R+30.9 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.61%
• Current HPI: 193.3443
• Rent YoY: —
• Metro: Florence-Muscle Shoals, AL
• 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

-16.7% since first listed

4 events — show timeline

• 2026-05-05 Listed $99,900 SAARMLS
• 2025-11-13 Price Changed $114,900 SAARMLS
• 2025-10-03 Price Changed $117,900 SAARMLS
• 2025-05-01 Listed $119,900 SAARMLS

Property tax history

+8.1%/yr

Latest (2025): $453 · +6.1% YoY. Source: county tax records.