768 County Road 25 · Crossville, AL 35962

$189,900

3 bd · 1.0 ba · 2,196 sqft · SingleFamily public records · 235 Days on market

Built 1983 0.44 ac lot $86/sqft · 39% below area Est $311k · 39% under ↓ 5% 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).

• ARV discount +15.0/15.0
• Cash flow +7.0/30.0
• Appreciation +6.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +1.2/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

Nestled in Crossville, this 3BR 2BA two-story farmhouse is full of charm & ready for someone to bring it back to life. The layout offers plenty of space to make it your own, with a cozy country feel throughout. Some updates & repairs are needed, but the foundation is solid & the potential is easy to see. Whether you’re dreaming of a quiet farmhouse to call home or looking for your next investment project, this property is a great opportunity to create something special in a peaceful small-town setting. Bring your ideas & make this farmhouse shine again!

Key facts

• 0.44 acre lot
• Built 1983
• Listed 234 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (39.1% below list).
• Recommended offer: $116k (39.1% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.8% 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+, amenities F, commute 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.
• Zoned schools: Crossville Middle School (math 8% / reading 20%, grade F, #209 of 257 statewide, top 82%, 790 students, 82% FRL) — zoned schools average 82% FRL vs 59% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 28% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• 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 $8k of equity ($1k loan paydown + $7k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $115,678 (39.1% 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 235 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.61% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.35%
• DSCR: 0.72
• GRM: 13.7

CMA / ARV

• ARV (median comp): $311,227
• List price: $189,900
• Delta: -38.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.6%
• Equity multiple: 1.22×
• Total profit: $11,433
• Equity at exit: $92,339

10-year hold

• IRR: 6.7%
• Equity multiple: 2.09×
• Total profit: $57,901
• Equity at exit: $147,963

Cash invested: $53,172 (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: 13.7×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-281

Break-even live

Break-even rent $1,513

Max offer price $140,188

Occupancy floor —

Sensitivity live

Price	-10% $-174	-5% $-228	+0% $-281	+5% $-335	+10% $-389
Rent	-10% $-373	-5% $-327	+0% $-281	+5% $-236	+10% $-190
Rate	-1.0pp $-186	-0.5pp $-233	base $-281	+0.5pp $-331	+1.0pp $-381

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $189,900 Active 235 DOM
2. 2026-06-19
   days on market $189,900 Active 233 DOM
3. 2026-06-18
   days on market $189,900 Active 232 DOM
4. 2026-06-17
   days on market $189,900 Active 231 DOM
5. 2026-06-16
   days on market $189,900 Active 230 DOM
6. 2026-06-15
   days on market $189,900 Active 229 DOM
7. 2026-06-14
   days on market $189,900 Active 227 DOM
8. 2026-06-12
   days on market $189,900 Active 226 DOM
9. 2026-06-09
   days on market $189,900 Active 223 DOM
10. 2026-06-08
    days on market $189,900 Active 222 DOM
11. 2026-06-07
    days on market $189,900 Active 221 DOM
12. 2026-06-07
    days on market $189,900 Active 220 DOM
13. 2026-06-04
    days on market $189,900 Active 217 DOM
14. 2026-06-02
    days on market $189,900 Active 216 DOM
15. 2026-06-01
    days on market $189,900 Active 215 DOM
16. 2026-05-31
    days on market $189,900 Active 214 DOM
17. 2026-05-31
    days on market $189,900 Active 213 DOM
18. 2026-04-27
    price $189,900 581-char remark

    Show marketing remark (581 chars)

    Nestled in Crossville, this 3BR 2BA two-story farmhouse is full of charm & ready for someone to bring it back to life. The layout offers plenty of space to make it your own, with a cozy country feel throughout. Some updates & repairs are needed, but the foundation is solid & the potential is easy to see. Whether you’re dreaming of a quiet farmhouse to call home or looking for your next investment project, this property is a great opportunity to create something special in a peaceful small-town setting. Bring your ideas & make this farmhouse shine again!

19. 2025-10-30
    listed $167,500 Active 581-char remark

    Show marketing remark (581 chars)

    Nestled in Crossville, this 3BR 2BA two-story farmhouse is full of charm & ready for someone to bring it back to life. The layout offers plenty of space to make it your own, with a cozy country feel throughout. Some updates & repairs are needed, but the foundation is solid & the potential is easy to see. Whether you’re dreaming of a quiet farmhouse to call home or looking for your next investment project, this property is a great opportunity to create something special in a peaceful small-town setting. Bring your ideas & make this farmhouse shine again!

20. 2024-08-01
    soldstatus $667,249
21. 2024-05-02
    soldstatus $590,000
22. 2024-04-11
    soldstatus $170,000 Sold 626-char remark

    Show marketing remark (626 chars)

    Experience the ultimate country living at 768 County Road 25, Crossville, AL. This farmhouse features 3 Beds & 2 Baths, 7 acres fenced, a Pole-Barn inside the fenced area, 2-car garage, above ground pool, and more. Start your days on the covered front porch, taking in the views of the scenic farmland. Metal roofing, Central heating & cooling, and spacious laundry room conveniently off the kitchen, this home is ready for its new owners to make their own. The galley-style kitchen with Eat-in Dining space is complete with all the appliances that is currently provided. Don't miss out on this incredible opportunity!

23. 2024-03-01
    historical Contingent 626-char remark

    Show marketing remark (626 chars)

    Experience the ultimate country living at 768 County Road 25, Crossville, AL. This farmhouse features 3 Beds & 2 Baths, 7 acres fenced, a Pole-Barn inside the fenced area, 2-car garage, above ground pool, and more. Start your days on the covered front porch, taking in the views of the scenic farmland. Metal roofing, Central heating & cooling, and spacious laundry room conveniently off the kitchen, this home is ready for its new owners to make their own. The galley-style kitchen with Eat-in Dining space is complete with all the appliances that is currently provided. Don't miss out on this incredible opportunity!

24. 2024-02-14
    listed $199,000 Active 626-char remark

    Show marketing remark (626 chars)

    Experience the ultimate country living at 768 County Road 25, Crossville, AL. This farmhouse features 3 Beds & 2 Baths, 7 acres fenced, a Pole-Barn inside the fenced area, 2-car garage, above ground pool, and more. Start your days on the covered front porch, taking in the views of the scenic farmland. Metal roofing, Central heating & cooling, and spacious laundry room conveniently off the kitchen, this home is ready for its new owners to make their own. The galley-style kitchen with Eat-in Dining space is complete with all the appliances that is currently provided. Don't miss out on this incredible opportunity!

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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: $13,881
• − Mortgage interest: −$10,637
• − Property taxes: −$1,443
• − Insurance: −$950
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$5,524
• Taxable loss: −$6,894
• Est. tax savings @ 24.0%: +$1,655
• After-tax cash flow: $-1,722/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

-4.6% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $189,900 VMLS
• 2025-10-30 Listed $167,500 VMLS
• 2024-08-01 Sold (Public Records) $667,249 Public Records
• 2024-05-02 Sold (Public Records) $590,000 Public Records
• 2024-04-11 Sold (MLS) $170,000 VMLS
• 2024-03-01 Contingent — VMLS
• 2024-02-14 Listed $199,000 VMLS

Property tax history

+13.6%/yr

Latest (2025): $1,443 · +177.5% YoY. Source: county tax records.