118 Emerald Ct · Ozark, AL 36360

$129,900

3 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 23 Days on market

Built 1988 0.47 ac lot $120/sqft · 5% below area Est $137k · 5% under ↓ 4% since listing

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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).

• Cash flow +14.1/30.0
• ARV discount +9.8/15.0
• DSCR +4.3/10.0
• 1% rule +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled and move-in ready! This 3 bedroom, 1.5 bathroom home in Ozark features updated finishes throughout, new windows, new flooring throughout, stainless steel appliances, new countertops, new sinks, toilets, faucets, tub refinished, new electrical outlets/ switches, light fixtures, new blinds, upgraded kitchen layout with stainless steel dishwasher, updated landscaping, new vinyl siding, and a new roof installed in 2024. With a functional layout and modern touches, this home is perfect for comfortable everyday living. Don't miss out on this turnkey property!

Key facts

• Remodeled
• Updated finishes
• New flooring

Tags

• REMODELED
• UPDATED FINISHES
• NEW WINDOWS
• NEW FLOORING
• STAINLESS STEEL APPLIANCES
• NEW COUNTERTOPS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: On waterfront; Lot is approximately 0.47 acres

Interior

• Kitchen: Dishwasher; Microwave; Oven; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Ceiling fans; Walk-in closet(s); Eat-in kitchen; Double pane windows; Window treatments
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $20 ($239/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 $106k (18.4% below list).
• Recommended offer: $106k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% in Ozark — 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 62/100 on livability (#224 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Ozark City (town): math 11% / reading 36% proficiency, ranked #99 of 129 in AL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Joseph W Lisenby Primary School (518 students, 68% FRL); D A Smith Middle School (math 7% / reading 35%, grade F, #188 of 257 statewide, top 74%, 485 students, 65% FRL); Carroll High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 638 students, 58% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 186 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

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 $105,972 (18.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.82% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $136,905
• List price: $129,900
• Delta: -5.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2310 Will Logan Rd	0.02mi	3/1.5	1,080 (0%)	1mo	$55,000	$51	98
230 Johanna Dr	0.22mi	3/1.5	1,080 (0%)	11mo	$74,900	$69	81
195 Johanna Dr	0.19mi	3/1.5	1,075 (-0%)	12mo	$54,997	$51	80
322 Johanna Dr	0.25mi	3/1.5	1,080 (0%)	20mo	$115,000	$106	71
499 Sharon Ln	0.70mi	3/1.5	1,080 (0%)	13mo	$82,000	$76	57
1750 Will Logan Rd	0.58mi	3/2.0	1,170 (+8%)	21mo	$130,100	$111	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-19,812
• Equity at exit: $19,369

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-15,752
• Equity at exit: $11,231

Cash invested: $36,372 (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 36360

• Home prices YoY: -6.9%
• Active inventory: 186
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $20

Break-even live

Break-even rent $1,034

Max offer price $129,900

Occupancy floor 93%

Sensitivity live

Price	-10% $93	-5% $57	+0% $20	+5% $-17	+10% $-54
Rent	-10% $-64	-5% $-22	+0% $20	+5% $62	+10% $104
Rate	-1.0pp $85	-0.5pp $53	base $20	+0.5pp $-14	+1.0pp $-48

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-10
   price $129,900 575-char remark
2. 2026-05-01
   listed $135,000 Active 575-char remark

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $983 · $82/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,717
• − Mortgage interest: −$7,276
• − Property taxes: −$983
• − Insurance: −$650
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,779
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $721/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: Ozark City
• NCES district ID: 0102640
• Math proficiency: 11% ▼ -24.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $39,155
• Composite: 19.67/100
• National rank: #8733
• State rank: #99 of 129 in AL

Livability — Ozark

• Score: 62/100
• State rank: #224
• US rank: #16855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ozark, AL
• City population: 19,461
• Population (ZIP): 19,461

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 27% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 198.6765
• 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

-3.8% since first listed

3 events — show timeline

• 2026-05-24 Pending — SAMLS
• 2026-05-10 Price Changed $129,900 SAMLS
• 2026-05-01 Listed $135,000 SAMLS

Property tax history

+4.5%/yr

Latest (2025): $983 · +6.9% YoY. Source: county tax records.