8680 County Road 37 · Nauvoo, AL 35578

$105,000

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 16 Days on market

Built 2002 4.00 ac lot

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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 +29.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom/ 2 bathroom double wide on 3 acres in quite country setting. Home features wood burning fireplace, HVAC unit less than 1 year old, roof replaced 2 years ago, outbuilding, washer and dryer included.

Key facts

• Country living
• Master bath
• Attached garage

Tags

• THOUGHTFUL HOME LAYOUT
• MASTER BATH
• ATTACHED GARAGE
• FLAT UNRESTRICTED ACREAGE
• COUNTRY LIVING

Property features AI

Finance

• Other: Location: 8680 County Road 37, Nauvoo, AL 35578; Directions: From Alabama State Highway 5, take New Oak Grove Road. Continue on New Oak Grove Road. New Oak Grove Road will turn into Winston County Road 37; continue on the road. Home will be on the left.
• Financial info: No financial details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: Attached garage; Carport; 1 garage space
• Security: No security details provided
• Utilities: Septic tank
• Home design: Residential mobile home
• Construction: Construction details not provided
• Exterior features: 4-acre lot

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom details not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details provided
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#427 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Winston County (rural): math 13% / reading 39% proficiency, ranked #91 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Winston County High School (math 15% / reading 15%, grade F, #212 of 305 statewide, top 70%, 248 students, 66% FRL) — zoned schools average 66% FRL vs 48% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 1 units permitted in Winston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Winston County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $42k; list at $105k implies a 151% gain — meaningful room to come down on a strong offer.

Recommended offer $103,425 (1.5% 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: 1.32% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $6,489
• Equity at exit: $15,656

10-year hold

• IRR: 15.1%
• Equity multiple: 2.22×
• Total profit: $35,972
• Equity at exit: $9,078

Cash invested: $29,400 (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 35578

• Home prices YoY: -12.1%
• Active inventory: 29
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,385 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $369

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 68%

Sensitivity live

Price	-10% $441	-5% $405	+0% $369	+5% $332	+10% $296
Rent	-10% $259	-5% $314	+0% $369	+5% $423	+10% $478
Rate	-1.0pp $422	-0.5pp $395	base $369	+0.5pp $341	+1.0pp $314

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $105,000 Active 16 DOM
2. 2026-06-18
   days on market $105,000 Active 15 DOM
3. 2026-06-17
   days on market $105,000 Active 14 DOM
4. 2026-06-16
   days on market $105,000 Active 13 DOM
5. 2026-06-15
   days on market $105,000 Active 12 DOM
6. 2026-06-14
   days on market $105,000 Active 10 DOM
7. 2026-06-12
   days on market $105,000 Active 9 DOM
8. 2026-06-09
   days on market $105,000 Active 6 DOM
9. 2026-06-08
   days on market $105,000 Active 5 DOM
10. 2026-06-07
    days on market $105,000 Active 4 DOM
11. 2026-06-04
    remarks 395-char remark
12. 2026-06-04
    listed $105,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $16,623
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,055
• Taxable income: $2,927
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,722/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: Winston County
• NCES district ID: 0103580
• Math proficiency: 13% ▼ -34.00%
• Reading proficiency: 39% ▼ -7.00%
• Median HH income: $35,471
• Composite: 21.39/100
• National rank: #8352
• State rank: #91 of 129 in AL

Livability — Nauvoo

• Score: 55/100
• State rank: #427
• US rank: #23140

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,791

Population outlook (Winston County) Hauer SSP2

• Today (2025): 22,474 people
• By 2030: 21,568 · -4.0%
• By 2040: 19,710 · -12.3%
• By 2050: 17,950 · -20.1%
• By 2075: 14,468 · -35.6%
• By 2100: 11,554 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Iranian 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Winston

• 2024 margin: Solid R (+83.6) · D 7.9% · R 91.6%
• 2008→2024 swing: -20.4pp toward R · 2008: -63.3pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+81.7 2016: R+81.5 2012: R+72.3 2008: R+63.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.67%
• Current HPI: 143.3678
• 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

+110.4% since first listed

4 events — show timeline

• 2026-06-03 Listed $105,000 Walker County Area MLS
• 2015-07-10 Sold (Public Records) $41,904 Public Records
• 2015-06-12 Sold (MLS) $38,000 Walker County Area MLS
• 2015-03-16 Listed $49,900 Walker County Area MLS

Property tax history

+8.2%/yr

Latest (2025): $204 · +0.0% YoY. Source: county tax records.