3715 Cottaquilla Rd

White Plains, AL 36207

$78,000B

3 bd · 1.0 ba · 1,375 sqft · Built 1960 · SingleFamily · Pending · 14 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,303/mo
• Mortgage (P&I): −$409
• Tax + insurance: −$61
• HOA: −$0
• Vac / Maint / Mgmt: −$274
• Net cashflow: $559/mo
• Annual: $6,712/yr
• Cap rate: 14.90%
• Cash-on-cash: 30.73%
• DSCR: 2.37
• 1% rule: 1.67%
• Cash to close: $21,840

Investor read

• This is a 3-bed/1.0-bath single-family listed at $78k. Condition is rated fair.
• 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).
• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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: 126 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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