911 Patton Rd · Oneonta, AL 35121

$107,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 24 Days on market

Built 1960 Poor condition 0.50 ac lot $106/sqft · 33% below area Est $161k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Appreciation +7.9/10.0
• Schools +3.4/10.0
• 1% rule +3.1/10.0
• DSCR +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Great investment property, two homes for the price of one, 911 and 931 Patton Road.

Key facts

• 0.5 acre lot
• Built 1960
• Listed 24 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-58 ($-692/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (19.3% below list).
• Recommended offer: $86k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 2.2% in Oneonta — 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 59/100 on livability (#337 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools D, employment D, amenities F.
• Oneonta City (rural): math 27% / reading 55% proficiency, ranked #25 of 129 in AL (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 94 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($740 loan paydown + $6k appreciation (5.7% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.7% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,300 (19.3% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.3

CMA / ARV

• ARV (median comp): $160,873
• List price: $107,000
• Delta: -33.49%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

5.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.8%
• Equity multiple: 1.85×
• Total profit: $25,558
• Equity at exit: $65,483

10-year hold

• IRR: 13.5%
• Equity multiple: 3.62×
• Total profit: $78,547
• Equity at exit: $117,241

Cash invested: $29,960 (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 35121

• Home prices YoY: 2.5%
• Active inventory: 94
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$561
• Tax est. 1.5%: −$134 /mo · $1,605/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-58

Break-even live

Break-even rent $936

Max offer price $98,653

Occupancy floor —

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-04
   status Pending 83-char remark

   Show marketing remark (83 chars)

   Great investment property, two homes for the price of one, 911 and 931 Patton Road.

2. 2026-04-10
   listed $107,000 Active 83-char remark

   Show marketing remark (83 chars)

   Great investment property, two homes for the price of one, 911 and 931 Patton Road.

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

Taxation est. · year 1

• Rental income: $10,356
• − Mortgage interest: −$5,994
• − Property taxes: −$1,605
• − Insurance: −$535
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$3,113
• Taxable loss: −$2,547
• Est. tax savings @ 24.0%: +$611
• After-tax cash flow: $-81/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 · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates, including a new roof, siding repair, and interior updates. Significant investment is needed to bring it up to a livable condition.

Repairs flagged

• Major Metal roof — Significant rust and damage
• Major Siding — Weathered and missing shingles
• Major Interior walls and paint — No photos available, but likely in poor condition

Value-add opportunities

• Both New roof — Critical to prevent water damage and improve overall appearance
• Both Siding repair and painting — Enhances curb appeal and protects the home
• Both Interior painting and updates — Improves living conditions and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Significant rust and damage	Major	$15,000–50,000
Siding · Weathered and missing shingles	Major	$15,000–50,000
Interior walls and paint · No photos available, but likely in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both New roof — Critical to prevent water damage and improve overall appearance ↑
• Both Siding repair and painting — Enhances curb appeal and protects the home ↑
• Both Interior painting and updates — Improves living conditions and appeal ↑

ⓘ 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: Oneonta City
• NCES district ID: 0102550
• Math proficiency: 27% ▼ -34.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $39,899
• Composite: 34.25/100
• National rank: #5252
• State rank: #25 of 129 in AL

Livability — Oneonta

• Score: 59/100
• State rank: #337
• US rank: #20170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oneonta, AL
• City population: 16,207
• Population (ZIP): 16,207

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 14% Two or more races 5% Black 2%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.74%
• Current HPI: 236.6841
• 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 events — show timeline

• 2026-05-04 Pending — Greater Alabama MLS
• 2026-04-10 Listed $107,000 Greater Alabama MLS