2413 West Dr · Selmont-West Selmont, AL 36703

$90,000

12 bd · 10.0 ba · 577 sqft · SingleFamily public records · 154 Days on market

Built 1960 3.93 ac lot ↓ 25% 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 +22.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Calling all investors! Ready to expand your portfolio? Welcome to historic Selmont, Alabama, where charm, location, and opportunity meet. This offering includes two parcels totaling 3.93 acres, ideally situated on the south side of the river, directly across from downtown Selma and connected by the iconic Edmund Pettus Bridge. Location like this is hard to find. The property currently features 8+ homes and a mobile trailer, offering incredible redevelopment or income-producing potential. With a little creativity and TLC, the possibilities are truly endless— Residential redevelopment, Mobile home or trailer park, Vehicle or equipment storage, Multiple rental income streams, Whether you’re looking to develop, reposition, or hold in a growing community rich in history, this is an opportunity you don’t want to miss. Claim your stake in Selmont today! Call me for more information.

Key facts

• Two parcels
• 3.93 acres
• 3.93 acre lot

Tags

• TWO PARCELS
• 3.93 ACRES
• SOUTH SIDE OF THE RIVER
• ACROSS FROM DOWNTOWN SELMA
• REDEVELOPMENT POTENTIAL
• INCOME-PRODUCING POTENTIAL

What this means for you Summary

Snapshot

• This is a 12-bed/10.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $87k (3.7% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Dallas County (rural): math 2% / reading 22% proficiency, ranked #115 of 129 in AL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($622 loan paydown + $9k appreciation (10.0% local appreciation)).
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($79k) 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

• Climate carrying-cost: severe wind risk, 80% 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 $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.96% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.33×
• Total profit: $58,681
• Equity at exit: $81,079

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $165,089
• Equity at exit: $174,850

Cash invested: $25,200 (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 36703

• Home prices YoY: 13.2%
• Active inventory: 52
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $867 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$23 /mo · $275/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $152

Break-even live

Break-even rent $674

Max offer price $90,000

Occupancy floor 77%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $90,000 Active 154 DOM
2. 2026-06-18
   days on market $90,000 Active 153 DOM
3. 2026-06-17
   days on market $90,000 Active 152 DOM
4. 2026-06-16
   days on market $90,000 Active 151 DOM
5. 2026-06-15
   days on market $90,000 Active 150 DOM
6. 2026-06-14
   days on market $90,000 Active 148 DOM
7. 2026-06-12
   days on market $90,000 Active 147 DOM
8. 2026-06-09
   days on market $90,000 Active 144 DOM
9. 2026-06-08
   days on market $90,000 Active 143 DOM
10. 2026-06-07
    days on market $90,000 Active 142 DOM
11. 2026-06-07
    days on market $90,000 Active 141 DOM
12. 2026-06-04
    days on market $90,000 Active 138 DOM
13. 2026-06-02
    days on market $90,000 Active 137 DOM
14. 2026-06-01
    days on market $90,000 Active 136 DOM
15. 2026-05-31
    days on market $90,000 Active 135 DOM
16. 2026-05-31
    days on market $90,000 Active 134 DOM
17. 2026-01-16
    listed $90,000 Active 907-char remark

    Show marketing remark (907 chars)

    Calling all investors! Ready to expand your portfolio? Welcome to historic Selmont, Alabama, where charm, location, and opportunity meet. This offering includes two parcels totaling 3.93 acres, ideally situated on the south side of the river, directly across from downtown Selma and connected by the iconic Edmund Pettus Bridge. Location like this is hard to find. The property currently features 8+ homes and a mobile trailer, offering incredible redevelopment or income-producing potential. With a little creativity and TLC, the possibilities are truly endless— Residential redevelopment, Mobile home or trailer park, Vehicle or equipment storage, Multiple rental income streams, Whether you’re looking to develop, reposition, or hold in a growing community rich in history, this is an opportunity you don’t want to miss. Claim your stake in Selmont today! Call me for more information.

18. 2025-03-09
    listed $120,000 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: $275 · $23/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$94/yr (+$8/mo · 34.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,401
• − Mortgage interest: −$5,041
• − Property taxes: −$275
• − Insurance: −$450
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$2,618
• Taxable income: $353
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $1,744/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: Dallas County
• NCES district ID: 0101110
• Math proficiency: 2% ▼ -28.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $32,660
• Composite: 9.54/100
• National rank: #9847
• State rank: #115 of 129 in AL

Livability — Selmont-West Selmont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Selmont-West Selmont, AL
• Population (ZIP): 9,489

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 26% Two or more races 3%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.24%
• Current HPI: 164.88
• 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

-25.0% since first listed

2 events — show timeline

• 2026-01-16 Listed $90,000 MAAR
• 2025-03-09 Listed $120,000 MAAR

Property tax history

+2.5%/yr

Latest (2023): $275 · +4.1% YoY. Source: county tax records.