36 Douglas Dr · West Jefferson, AL 35130

$125,000

2 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 277 Days on market

Built 1948 1.80 ac lot $118/sqft · at area comps Est $130k · at est. ↓ 24% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +9.1/15.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Investment opportunity!! This property has endless potential. It sits on almost 2 acres of land, has a large workshop building to the right of the home, a detached 2 car garage, a storage building to the left of the home, a huge backyard, along with a brook and a walk-over bridge towards the back of the property. 2 Bed 1 Bath home. Being sold "AS-IS"

Key facts

• 1.8 acre lot
• 2 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (21.5% below list).
• Recommended offer: $98k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#527 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sumiton Elementary School (math 12% / reading 32%, grade F, #442 of 627 statewide, top 72%, 714 students, 72% FRL); Sumiton Middle School (math 10% / reading 36%, grade F, #176 of 257 statewide, top 70%, 452 students, 76% FRL); Dora High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 472 students, 71% FRL) — zoned schools average 73% FRL vs 53% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 277 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,123 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 277 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.04%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $129,696
• List price: $125,000
• Delta: -3.62%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Twilly Loop	0.22mi	2/2.0	1,128 (+6%)	20mo	$112,000	$99	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $62,445
• Equity at exit: $112,610

10-year hold

• IRR: 19.9%
• Equity multiple: 6.38×
• Total profit: $188,362
• Equity at exit: $242,848

Cash invested: $35,000 (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 35130

• Home prices YoY: 7.0%
• Active inventory: 31
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-89

Break-even live

Break-even rent $1,093

Max offer price $112,169

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-45	+0% $-89	+5% $-132	+10% $-175
Rent	-10% $-166	-5% $-127	+0% $-89	+5% $-50	+10% $-11
Rate	-1.0pp $-26	-0.5pp $-57	base $-89	+0.5pp $-121	+1.0pp $-154

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $125,000 Active 277 DOM
2. 2026-06-18
   days on market $125,000 Active 274 DOM
3. 2026-06-17
   days on market $125,000 Active 273 DOM
4. 2026-06-16
   days on market $125,000 Active 272 DOM
5. 2026-06-15
   days on market $125,000 Active 271 DOM
6. 2026-06-13
   days on market $125,000 Active 269 DOM
7. 2026-06-13
   days on market $125,000 Active 268 DOM
8. 2026-06-10
   days on market $125,000 Active 266 DOM
9. 2026-06-09
   days on market $125,000 Active 265 DOM
10. 2026-06-08
    days on market $125,000 Active 264 DOM
11. 2026-06-07
    days on market $125,000 Active 263 DOM
12. 2026-06-05
    days on market $125,000 Active 260 DOM
13. 2026-06-03
    days on market $125,000 Active 259 DOM
14. 2026-06-03
    days on market $125,000 Active 258 DOM
15. 2026-06-01
    days on market $125,000 Active 257 DOM
16. 2026-05-31
    days on market $125,000 Active 256 DOM
17. 2026-05-08
    price $125,000 362-char remark

    Show marketing remark (362 chars)

    Investment opportunity!! This property has endless potential. It sits on almost 2 acres of land, has a large workshop building to the right of the home, a detached 2 car garage, a storage building to the left of the home, a huge backyard, along with a brook and a walk-over bridge towards the back of the property. 2 Bed 1 Bath home. Being sold "AS-IS"

18. 2025-10-01
    price $150,000 362-char remark

    Show marketing remark (362 chars)

    Investment opportunity!! This property has endless potential. It sits on almost 2 acres of land, has a large workshop building to the right of the home, a detached 2 car garage, a storage building to the left of the home, a huge backyard, along with a brook and a walk-over bridge towards the back of the property. 2 Bed 1 Bath home. Being sold "AS-IS"

19. 2025-09-17
    listed $165,000 Active 362-char remark

    Show marketing remark (362 chars)

    Investment opportunity!! This property has endless potential. It sits on almost 2 acres of land, has a large workshop building to the right of the home, a detached 2 car garage, a storage building to the left of the home, a huge backyard, along with a brook and a walk-over bridge towards the back of the property. 2 Bed 1 Bath home. Being sold "AS-IS"

20. 2025-09-04
    historical $165,000 362-char remark

    Show marketing remark (362 chars)

    Investment opportunity!! This property has endless potential. It sits on almost 2 acres of land, has a large workshop building to the right of the home, a detached 2 car garage, a storage building to the left of the home, a huge backyard, along with a brook and a walk-over bridge towards the back of the property. 2 Bed 1 Bath home. Being sold "AS-IS"

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,775
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$3,636
• Taxable loss: −$3,248
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $-285/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — West Jefferson

• Score: 50/100
• State rank: #527
• US rank: #25585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,239

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 9% Black 6%
• Common ancestry: Scotch-Irish 6% Serbian 1% Italian 1%
• Foreign-born: 0% · Canada, Jamaica

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.51%
• Current HPI: 176.96
• 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

-24.2% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $125,000 Greater Alabama MLS
• 2025-10-01 Price Changed $150,000 Greater Alabama MLS
• 2025-09-17 Listed $165,000 Greater Alabama MLS
• 2025-09-04 Coming Soon $165,000 Greater Alabama MLS

Property tax history

+7.3%/yr

Latest (2024): $182 · +9.5% YoY. Source: county tax records.