2116 N Co Rd 95 (main St) · Gordon, AL 36343

$89,900

3 bd · 2.0 ba · 1,531 sqft · SingleFamily · 463 Days on market

Built 1960 2.54 ac lot ↓ 47% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NIce 1531 sq ft, 3 Bed, 2 Bath House sitting on 2.54+-ac in Gordon, Al. Large Covered Screened in Porch. Open Family Room and Kitchen. Covered Carport. Barn with Power. Open area for garden. No Restrictions. Current Survey on file. Vacant and move in ready. Close to the Chattahoochee River, Plant Farley, GP. 20 minutes (18 miles) to Ross Clark Circle in Dothan.

Key facts

• Covered carport
• Barn with power
• 2.54 acre lot

Tags

• COVERED CARPORT
• BARN WITH POWER

Property features AI

Exterior

• Parking: Attached carport; Attached garage; 1 covered parking space; 1 total parking space
• Security: Security system
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Covered, screened patio/porch; On waterfront; Barn(s); Satellite dish

Interior

• Kitchen: Oven; Range; Electric water heater
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Interior features: Pantry; Storage; Ceiling fans; Walk-in closets; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#352 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: health & safety D, amenities F, commute F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ashford Elementary School (math 21% / reading 51%, grade F, #286 of 627 statewide, top 46%, 625 students, 68% FRL); Ashford Middle School (293 students, 67% FRL); Ashford High School (math 9% / reading 32%, grade F, #159 of 305 statewide, top 53%, 399 students, 62% FRL).
• Market conditions: 11 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $4k appreciation (4.3% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, 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 463 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $80k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 463 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.72%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.57×
• Total profit: $39,442
• Equity at exit: $47,082

10-year hold

• IRR: 25.5%
• Equity multiple: 5.05×
• Total profit: $101,842
• Equity at exit: $78,229

Cash invested: $25,172 (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 36343

• Home prices YoY: 3.5%
• Active inventory: 11
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $351

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 66%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-06
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-03-21
   status Active
4. 2026-03-21
   price $89,900
5. 2026-02-04
   historical Active Under Contract
6. 2026-02-03
   status Active
7. 2025-12-15
   status Active
8. 2025-12-04
   status Pending
9. 2025-11-17
   price $85,000
10. 2025-10-25
    price $100,000
11. 2025-07-08
    price $129,900
12. 2025-05-07
    price $139,900
13. 2025-03-06
    price $144,700
14. 2025-01-07
    price $149,900
15. 2024-11-28
    listed $169,900 Active

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

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 ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,764
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$2,615
• Taxable income: $2,952
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,499/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Gordon

• Score: 58/100
• State rank: #352
• US rank: #20864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gordon, AL
• Population (ZIP): 1,469

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 30% Two or more races 3%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.28%
• Current HPI: 128.417
• 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

-47.1% since first listed

15 events — show timeline

• 2026-05-06 Pending — SAMLS
• 2026-04-24 Contingent — SAMLS
• 2026-03-21 Relisted — SAMLS
• 2026-03-21 Price Changed $89,900 SAMLS
• 2026-02-04 Contingent — SAMLS
• 2026-02-03 Relisted — SAMLS
• 2025-12-15 Relisted — SAMLS
• 2025-12-04 Pending — SAMLS
• 2025-11-17 Price Changed $85,000 SAMLS
• 2025-10-25 Price Changed $100,000 SAMLS
• 2025-07-08 Price Changed $129,900 SAMLS
• 2025-05-07 Price Changed $139,900 SAMLS
• 2025-03-06 Price Changed $144,700 SAMLS
• 2025-01-07 Price Changed $149,900 SAMLS
• 2024-11-28 Listed $169,900 SAMLS