458 Harrison Dr · Level Plains, AL 36322

$194,500

3 bd · 1.0 ba · 1,620 sqft · SingleFamily public records · 27 Days on market

Built 1981 0.51 ac lot Est $201k · at est.

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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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +4.8/10.0
• 1% rule +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Chain Link, Well kept home! Beautiful property located at the end of the street. Home features: spacious back yard with a deck and detached workshop. Workshop has electric and cement flooring. There is a gas fireplace in the living room, walk in closets in bedrooms, metal roof, cabinets in garage, pecan tree, and all appliances to remain in kitchen. Quite neighborhood just minutes from Enterprise and Fort Rucker. ,

Key facts

• 1/2-acre lot
• Separate entry door
• Fenced yard

Tags

• 1/2-ACRE LOT
• FENCED YARD
• DECK FOR GRILLING
• SPACIOUS WORKSHOP
• SEPARATE ENTRY DOOR
• FIREPLACE

Property features AI

Finance

• HOA & community: Located in Lakeview Estates

Exterior

• Parking: Attached 2-car garage with garage door opener; 2 covered parking spaces
• Utilities: Public water; Septic tank
• Home design: Single family residence; One level
• Construction: Brick construction
• Exterior features: Deck; On waterfront; Lot approximately 0.51 acres (135 x 180)

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator; Electric water heater
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Interior features: Storage; Ceiling fan(s); Walk-in closet(s); Entrance foyer; Double pane windows; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $82 ($980/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 $156k (19.8% below list).
• Recommended offer: $156k (19.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#438 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: A M Windham Elementary School (math 17% / reading 37%, grade F, #392 of 627 statewide, top 65%, 499 students, 70% FRL); Daleville Middle School (math 7% / reading 39%, grade F, #176 of 257 statewide, top 70%, 361 students, 72% FRL); Daleville High School (math 2% / reading 22%, grade F, #238 of 305 statewide, top 79%, 294 students, 60% FRL).
• Market conditions: 41 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% 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 $54k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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 $110k; list at $194k implies a 77% gain — meaningful room to come down on a strong offer.

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 $156,009 (19.8% 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. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $200,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6818 County Road 1	0.38mi	3/2.0	1,658 (+2%)	23mo	$206,000	$124	55

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

Projected returns pro-forma

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

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $111,037
• Equity at exit: $175,221

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $322,704
• Equity at exit: $377,871

Cash invested: $54,460 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$1,020
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $82

Break-even live

Break-even rent $1,457

Max offer price $194,500

Occupancy floor 90%

Sensitivity live

Price	-10% $192	-5% $137	+0% $82	+5% $27	+10% $-28
Rent	-10% $-42	-5% $20	+0% $82	+5% $143	+10% $205
Rate	-1.0pp $180	-0.5pp $131	base $82	+0.5pp $31	+1.0pp $-20

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: $48,625
• Closing costs: $5,835
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Madison Ave Enterprise, AL	4.0	3.0	2130	$2,500	$1.17	45d	1	1.20mi
5705 County Road 1 Daleville, AL	2.0	2.0	1200	$700	$0.58	45d	1	1.31mi

Listing history 23 events

1. 2026-06-21
   days on market $194,500 Active 27 DOM
2. 2026-06-19
   days on market $194,500 Active 25 DOM
3. 2026-06-18
   days on market $194,500 Active 24 DOM
4. 2026-06-17
   days on market $194,500 Active 23 DOM
5. 2026-06-16
   days on market $194,500 Active 22 DOM
6. 2026-06-15
   days on market $194,500 Active 21 DOM
7. 2026-06-14
   days on market $194,500 Active 19 DOM
8. 2026-06-12
   statusdays on market $194,500 Active 18 DOM
9. 2026-06-09
   days on market $194,500 Active Under Contract 15 DOM
10. 2026-06-08
    days on market $194,500 Active Under Contract 14 DOM
11. 2026-06-07
    days on market $194,500 Active Under Contract 13 DOM
12. 2026-06-05
    days on market $194,500 Active Under Contract 10 DOM
13. 2026-06-03
    days on market $194,500 Active Under Contract 9 DOM
14. 2026-06-02
    days on market $194,500 Active Under Contract 8 DOM
15. 2026-06-01
    days on market $194,500 Active Under Contract 7 DOM
16. 2026-05-31
    days on market $194,500 Active Under Contract 6 DOM
17. 2026-05-30
    days on market $194,500 Active Under Contract 5 DOM
18. 2026-05-25
    listed $194,500 Active
19. 2015-03-11
    soldstatus $110,000
20. 2015-03-06
    soldstatus $110,000 418-char remark

    Show marketing remark (418 chars)

    Chain Link, Well kept home! Beautiful property located at the end of the street. Home features: spacious back yard with a deck and detached workshop. Workshop has electric and cement flooring. There is a gas fireplace in the living room, walk in closets in bedrooms, metal roof, cabinets in garage, pecan tree, and all appliances to remain in kitchen. Quite neighborhood just minutes from Enterprise and Fort Rucker. ,

21. 2015-03-06
    soldstatus $110,000 418-char remark

    Show marketing remark (418 chars)

    Chain Link, Well kept home! Beautiful property located at the end of the street. Home features: spacious back yard with a deck and detached workshop. Workshop has electric and cement flooring. There is a gas fireplace in the living room, walk in closets in bedrooms, metal roof, cabinets in garage, pecan tree, and all appliances to remain in kitchen. Quite neighborhood just minutes from Enterprise and Fort Rucker. ,

22. 2014-11-20
    listed $123,000 418-char remark

    Show marketing remark (418 chars)

    Chain Link, Well kept home! Beautiful property located at the end of the street. Home features: spacious back yard with a deck and detached workshop. Workshop has electric and cement flooring. There is a gas fireplace in the living room, walk in closets in bedrooms, metal roof, cabinets in garage, pecan tree, and all appliances to remain in kitchen. Quite neighborhood just minutes from Enterprise and Fort Rucker. ,

23. 2014-11-20
    listed $123,000 418-char remark

    Show marketing remark (418 chars)

    Chain Link, Well kept home! Beautiful property located at the end of the street. Home features: spacious back yard with a deck and detached workshop. Workshop has electric and cement flooring. There is a gas fireplace in the living room, walk in closets in bedrooms, metal roof, cabinets in garage, pecan tree, and all appliances to remain in kitchen. Quite neighborhood just minutes from Enterprise and Fort Rucker. ,

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$200/yr (+$17/mo · 33.5%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,721
• − Mortgage interest: −$10,895
• − Property taxes: −$597
• − Insurance: −$972
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$5,658
• Taxable loss: −$2,397
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $1,555/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Level Plains

• Score: 55/100
• State rank: #438
• US rank: #23383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dale County · 7,959 people
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 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: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

+58.1% since first listed

6 events — show timeline

• 2026-05-25 Listed $194,500 SAMLS
• 2015-03-11 Sold (Public Records) $110,000 Public Records
• 2015-03-06 Sold (MLS) $110,000 WBR
• 2015-03-06 Sold (MLS) $110,000 MAAR
• 2014-11-20 Listed $123,000 WBR
• 2014-11-20 Listed $123,000 MAAR

Property tax history

+6.9%/yr

Latest (2025): $597 · +6.5% YoY. Source: county tax records.