53 County Road 459 · Crossville, AL 35962

$169,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 168 Days on market

Built 1945 1.02 ac lot $126/sqft · 7% below area Est $182k · 7% 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 +10.5/15.0
• Cash flow +8.7/30.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.3/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Discover this beautifully updated 1,344 sq. ft. home offering comfort, style, and space for the whole family. Featuring 3 bedrooms and 1.5 baths, this property blends modern upgrades with cozy charm. Spacious open living room perfect for gatherings, Bright kitchen with brand-new stainless-steel appliances, Durable and stylish LVP flooring throughout, large yard with plenty of room for outdoor activities, gardening, or future projects

Key facts

• Bright kitchen
• Large yard
• Updated home

Tags

• UPDATED HOME
• SPACIOUS OPEN LIVING ROOM
• BRIGHT KITCHEN
• DURABLE LVP FLOORING
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (36.4% below list).
• Recommended offer: $108k (36.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 2.9% in Crossville — 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 64/100 on livability (#171 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($150k) 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.
• Current owner paid $70k; list at $170k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $108,108 (36.4% 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 168 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 13.1

CMA / ARV

• ARV (median comp): $182,211
• List price: $169,900
• Delta: -6.76%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 County Road 459	0.30mi	3/2.0	1,200 (-11%)	3mo	$180,000	$150	63
19 County Road 459	0.30mi	3/2.0	1,200 (-11%)	8mo	$180,000	$150	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.36×
• Total profit: $17,051
• Equity at exit: $82,614

10-year hold

• IRR: 8.6%
• Equity multiple: 2.40×
• Total profit: $66,409
• Equity at exit: $132,380

Cash invested: $47,572 (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 35962

• Home prices YoY: 1.4%
• Active inventory: 34
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $-144

Break-even live

Break-even rent $1,263

Max offer price $144,466

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-96	+0% $-144	+5% $-192	+10% $-240
Rent	-10% $-229	-5% $-187	+0% $-144	+5% $-101	+10% $-59
Rate	-1.0pp $-58	-0.5pp $-101	base $-144	+0.5pp $-188	+1.0pp $-233

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $169,900 Active 168 DOM
2. 2026-06-19
   days on market $169,900 Active 166 DOM
3. 2026-06-18
   days on market $169,900 Active 165 DOM
4. 2026-06-17
   days on market $169,900 Active 164 DOM
5. 2026-06-16
   days on market $169,900 Active 163 DOM
6. 2026-06-15
   days on market $169,900 Active 162 DOM
7. 2026-06-14
   days on market $169,900 Active 160 DOM
8. 2026-06-12
   days on market $169,900 Active 159 DOM
9. 2026-06-09
   days on market $169,900 Active 156 DOM
10. 2026-06-08
    days on market $169,900 Active 155 DOM
11. 2026-06-07
    days on market $169,900 Active 154 DOM
12. 2026-06-07
    days on market $169,900 Active 153 DOM
13. 2026-06-04
    days on market $169,900 Active 150 DOM
14. 2026-06-02
    days on market $169,900 Active 149 DOM
15. 2026-06-01
    days on market $169,900 Active 148 DOM
16. 2026-05-31
    days on market $169,900 Active 147 DOM
17. 2026-05-31
    days on market $169,900 Active 146 DOM
18. 2026-05-03
    status Pending 437-char remark

    Show marketing remark (437 chars)

    Discover this beautifully updated 1,344 sq. ft. home offering comfort, style, and space for the whole family. Featuring 3 bedrooms and 1.5 baths, this property blends modern upgrades with cozy charm. Spacious open living room perfect for gatherings, Bright kitchen with brand-new stainless-steel appliances, Durable and stylish LVP flooring throughout, large yard with plenty of room for outdoor activities, gardening, or future projects

19. 2025-12-12
    listed $169,900 Active 437-char remark

    Show marketing remark (437 chars)

    Discover this beautifully updated 1,344 sq. ft. home offering comfort, style, and space for the whole family. Featuring 3 bedrooms and 1.5 baths, this property blends modern upgrades with cozy charm. Spacious open living room perfect for gatherings, Bright kitchen with brand-new stainless-steel appliances, Durable and stylish LVP flooring throughout, large yard with plenty of room for outdoor activities, gardening, or future projects

20. 2025-05-22
    soldstatus $70,000 Sold 99-char remark

    Show marketing remark (99 chars)

    Investor Special Crossville 2 Bd 2Ba, 1350 Sq Ft. Come put your touches on this beautiful property.

21. 2025-05-08
    historical 99-char remark

    Show marketing remark (99 chars)

    Investor Special Crossville 2 Bd 2Ba, 1350 Sq Ft. Come put your touches on this beautiful property.

22. 2025-05-08
    listed $70,000 99-char remark

    Show marketing remark (99 chars)

    Investor Special Crossville 2 Bd 2Ba, 1350 Sq Ft. Come put your touches on this beautiful property.

23. 2024-07-18
    soldstatus $31,000

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $697 · $58/mo
• Expected delta: +$261/yr (+$22/mo · 60.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,973
• − Mortgage interest: −$9,517
• − Property taxes: −$435
• − Insurance: −$850
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$4,943
• Taxable loss: −$4,847
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $-564/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: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Crossville

• Score: 64/100
• State rank: #171
• US rank: #14863

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,211

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 19% Two or more races 6% Native American 3%
• Hispanic origin (detail): Mexican 13% Cuban 1%
• Common ancestry: Lithuanian 3% Scottish 2% Romanian 1%
• Foreign-born: 11% · Canada
• Languages at home: 82% English-only · Spanish 17%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 257.6999
• 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

+448.1% since first listed

6 events — show timeline

• 2026-05-03 Pending — VMLS
• 2025-12-12 Listed $169,900 VMLS
• 2025-05-22 Sold (MLS) $70,000 VMLS
• 2025-05-08 Delisted — VMLS
• 2025-05-08 Listed $70,000 VMLS
• 2024-07-18 Sold (Public Records) $31,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $435 · +2.0% YoY. Source: county tax records.