3715 Cottaquilla Rd · White Plains, AL 36207

$78,000

3 bd · 1.0 ba · 1,375 sqft · SingleFamily public records · 14 Days on market

Built 1960 Fair condition 0.55 ac lot Est $92k · 15% under

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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
• ARV discount +14.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the White Plains school district. Situated on . 55 acre lot. This 3 bedroom 3 home may be just what you have been looking for. Add this to your list of homes to go see before it is too late.

Key facts

• .55 acre lot
• 0.55 acre lot
• 2 parking spots

Tags

• .55 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $78k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).

Location & tenants

• Location reads 52/100 on livability (#505 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment D-.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White Plains Elementary School (math 27% / reading 62%, grade F, #171 of 627 statewide, top 31%, 539 students, 55% FRL); White Plains High School (math 27% / reading 27%, grade F, #90 of 305 statewide, top 35%, 389 students, 48% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 124 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $78,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.67% ✓
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $92,125
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3715 Cottaquilla Rd	0.00mi	3/3.0	1,375 (0%)	1mo	$92,000	$67	91

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $22,964
• Equity at exit: $11,630

10-year hold

• IRR: 33.2%
• Equity multiple: 4.01×
• Total profit: $65,779
• Equity at exit: $6,744

Cash invested: $21,840 (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 36207

• Home prices YoY: -23.7%
• Active inventory: 124
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,303 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $559

Break-even live

Break-even rent $595

Max offer price $78,000

Occupancy floor 52%

Sensitivity live

Price	-10% $604	-5% $581	+0% $559	+5% $537	+10% $515
Rent	-10% $456	-5% $508	+0% $559	+5% $611	+10% $662
Rate	-1.0pp $599	-0.5pp $579	base $559	+0.5pp $539	+1.0pp $519

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-01
   status Pending
2. 2026-03-17
   listed $78,000 Active

ⓘ 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: $344 · $29/mo
• Projected year-2 tax: $344 · $29/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,639
• − Mortgage interest: −$4,369
• − Property taxes: −$344
• − Insurance: −$390
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$2,269
• Taxable income: $5,764
• Est. tax owed @ 24.0%: −$1,383
• After-tax cash flow: $5,329/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and updates to improve its condition and value. The exterior and interior need major attention, and the HVAC system should be upgraded for comfort and energy efficiency.

Repairs flagged

• Major siding — Significant damage
• Major roof — Signs of wear
• Major flooring — Worn-out carpet
• Major interior walls/paint — Worn paint, visible damage
• Major kitchen cabinets — Old cabinets, outdated appliances
• Major bathrooms fixtures — Old fixtures, outdated design
• Major HVAC/mechanicals — No visible signs, but likely outdated

Value-add opportunities

• Both New siding and roof — Improves curb appeal and durability
• Both New flooring — Enhances interior aesthetics and comfort
• Both Paint job — Refreshes interior and exterior
• Both Kitchen and bathroom updates — Modernizes spaces and increases value
• Both HVAC upgrade — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant damage	Major	$15,000–50,000
roof · Signs of wear	Major	$15,000–50,000
flooring · Worn-out carpet	Major	$15,000–50,000
interior walls/paint · Worn paint, visible damage	Major	$15,000–50,000
kitchen cabinets · Old cabinets, outdated appliances	Major	$15,000–50,000
bathrooms fixtures · Old fixtures, outdated design	Major	$15,000–50,000
HVAC/mechanicals · No visible signs, but likely outdated	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both New siding and roof — Improves curb appeal and durability ↑
• Both New flooring — Enhances interior aesthetics and comfort ↑
• Both Paint job — Refreshes interior and exterior ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases value ↑
• Both HVAC upgrade — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — White Plains

• Score: 52/100
• State rank: #505
• US rank: #24965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Plains, AL
• County: Calhoun County · 71,763 people
• Metro: Anniston-Oxford, AL
• Population (ZIP): 19,220
• Household income: $67,969
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 486.0

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.85%
• Current HPI: 166.6999
• Rent YoY: —
• Metro: Anniston-Oxford, 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

2 events — show timeline

• 2026-04-01 Pending — Greater Alabama MLS
• 2026-03-17 Listed $78,000 Greater Alabama MLS

Property tax history

-6.9%/yr

Latest (2025): $344 · -10.0% YoY. Source: county tax records.