181 College St · Dadeville, AL 36853

$44,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 34 Days on market

Built 1955 3,920 sqft lot $38/sqft · 75% below area ↓ 10% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Big Deal in Dadeville! Stop the scroll — Dadeville has a hidden gem, and this 3-bedroom, 1-bath home is ready for its next big transformation! This property is packed with potential and already has several major updates completed, including a metal roof in great shape, new vinyl siding, and a charming wrap-around porch that adds great curb appeal. Inside, the home offers fair-condition flooring, carpeted bedrooms in good shape, custom wood walls throughout, and a bathroom in fair rental condition with a newer vanity. The kitchen already has countertops in good condition, with room to add value by replacing select cabinets and making cosmetic updates. With repairs mainly consisting

Key facts

• Metal roof
• Custom wood walls
• Vinyl siding

Tags

• METAL ROOF
• VINYL SIDING
• WRAP-AROUND PORCH
• CUSTOM WOOD WALLS
• NEWER VANITY
• COUNTERTOPS IN GOOD CONDITION

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story home
• Construction: Vinyl siding
• Exterior features: City lot with mature trees

Interior

• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating
• Interior features: Carpet, tile, and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#468 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Tallapoosa County (rural): math 15% / reading 35% proficiency, ranked #93 of 129 in AL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 280 active listings in the ZIP; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
5. 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?
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: 2.30% ✓
• Cap rate: 20.67%
• Cash-on-cash: 51.34%
• DSCR: 3.28
• GRM: 3.6

CMA / ARV

• ARV (median comp): $181,298
• List price: $44,900
• Delta: -75.23%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 E Columbus St	0.24mi	3/2.0	1,280 (+7%)	10mo	$230,000	$180	65
153 Brewer St	0.39mi	3/1.0	1,364 (+14%)	7mo	$179,000	$131	53
145 Exeter St	0.70mi	3/1.5	1,050 (-12%)	1mo	$156,000	$149	44

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: 49.2%
• Equity multiple: 3.15×
• Total profit: $26,978
• Equity at exit: $6,695

10-year hold

• IRR: 54.7%
• Equity multiple: 6.38×
• Total profit: $67,587
• Equity at exit: $3,882

Cash invested: $12,572 (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 36853

• Home prices YoY: -30.6%
• Active inventory: 280
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,032 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $538

Break-even live

Break-even rent $351

Max offer price $44,900

Occupancy floor 43%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   days on market $44,900 Active 34 DOM
2. 2026-06-14
   days on market $44,900 Active 32 DOM
3. 2026-06-13
   price $44,900 Active 31 DOM
4. 2026-06-12
   days on market $47,500 Active 31 DOM
5. 2026-06-09
   days on market $47,500 Active 28 DOM
6. 2026-06-08
   days on market $47,500 Active 27 DOM
7. 2026-06-07
   days on market $47,500 Active 26 DOM
8. 2026-06-06
   days on market $47,500 Active 25 DOM
9. 2026-06-04
   pricedays on market $47,500 Active 22 DOM
10. 2026-06-02
    days on market $49,900 Active 21 DOM
11. 2026-06-01
    days on market $49,900 Active 20 DOM
12. 2026-05-31
    days on market $49,900 Active 19 DOM
13. 2026-05-31
    days on market $49,900 Active 18 DOM
14. 2026-05-12
    listed $49,900 Active 1269-char remark

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $282 · $24/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $12,388
• − Mortgage interest: −$2,515
• − Property taxes: −$282
• − Insurance: −$224
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$1,306
• Taxable income: $6,078
• Est. tax owed @ 24.0%: −$1,459
• After-tax cash flow: $4,996/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: Tallapoosa County
• NCES district ID: 0103210
• Math proficiency: 15% ▼ -23.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $42,013
• Composite: 21.22/100
• National rank: #8407
• State rank: #93 of 129 in AL

Livability — Dadeville

• Score: 54/100
• State rank: #468
• US rank: #24023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dadeville, AL
• Population (ZIP): 9,110

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 4%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.90%
• Current HPI: 235.5827
• 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

-10.0% since first listed

3 events — show timeline

• 2026-06-12 Price Changed $44,900 MAAR
• 2026-06-04 Price Changed $47,500 MAAR
• 2026-05-12 Listed $49,900 MAAR

Property tax history

+2.5%/yr

Latest (2025): $282 · +4.7% YoY. Source: county tax records.