309 Bellview Ave · Evergreen, AL 36401

$79,000

2 bd · 1.0 ba · 1,719 sqft · SingleFamily public records · 120 Days on market

Built 1947 0.31 ac lot Est $70k · 12% over ↓ 23% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Appreciation +6.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• Schools +1.5/10.0

Listing remarks

Roll up your sleeves and make 309 Bellview in Evergreen, Alabama be all you want it to be! This 1,700 square feet home is needing a little TLC but has so much to offer. With two spacious bedrooms and two full bathrooms, this home has a well-designed layout. It includes a dining room for family meals and a living room for creating cherished memories. Additionally, there is a cozy den, providing plenty space for family gatherings. The kitchen offers ample room to meet all your culinary needs, along with a convenient pantry for storing essentials. The oversized primary bedroom features two closets, providing generous storage space, with an en-suite bathroom. The utility room is spacious enough

Key facts

• Pantry
• Cozy den
• Utility room

Tags

• DINING ROOM
• LIVING ROOM
• COZY DEN
• KITCHEN
• PANTRY
• UTILITY ROOM

Property features AI

Finance

• HOA & community: No community amenities; No transfer fees

Exterior

• Parking: Side entrance parking (see remarks for details)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-story attached residence; One level
• Construction: Wood siding; Pilings foundation; Composition roof; Resale condition
• Exterior features: Patio; Storage shed/structure; Less than 1 acre lot with few trees; No waterfront

Interior

• Kitchen: Electric range; Refrigerator; Breakfast bar
• Bedrooms: Living room / den listed as a room (see interior layout)
• Flooring: Carpet; Wood; Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with tub/shower combination
• Heating & cooling: Natural gas heating; Ceiling fans for cooling
• Interior features: Breakfast bar; Bonus room; Living room; Ceiling fans; Wood-burning fireplace in the living room (1)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.3% in Evergreen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 53/100 on livability (#488 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Conecuh County (rural): math 7% / reading 30% proficiency, ranked #111 of 129 in AL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 1 units permitted in Conecuh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($546 loan paydown + $2k appreciation (1.9% local appreciation)).
• Conecuh County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.34% ✓
• Cap rate: 11.83%
• Cash-on-cash: 19.79%
• DSCR: 1.88
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $70,479
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 W Montesano St	0.15mi	3/2.0 (+1)	1,936 (+13%)	4mo	$77,900	$40	59
102 Floyd St	0.40mi	3/1.5 (+1)	1,600 (-7%)	14mo	$65,000	$41	51
206 Williams Ave	0.42mi	3/1.0 (+1)	1,468 (-15%)	20mo	$108,525	$74	34

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

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.28×
• Total profit: $28,366
• Equity at exit: $30,893

10-year hold

• IRR: 25.7%
• Equity multiple: 4.35×
• Total profit: $74,053
• Equity at exit: $44,283

Cash invested: $22,120 (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 36401

• Home prices YoY: 1.6%
• Active inventory: 40
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $365

Break-even live

Break-even rent $598

Max offer price $79,000

Occupancy floor 61%

Sensitivity live

Price	-10% $409	-5% $387	+0% $365	+5% $342	+10% $320
Rent	-10% $281	-5% $323	+0% $365	+5% $407	+10% $448
Rate	-1.0pp $405	-0.5pp $385	base $365	+0.5pp $344	+1.0pp $323

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-04-24
   historical Active Under Contract
3. 2026-04-13
   price $79,000
4. 2026-01-19
   listed $85,000 Active
5. 2025-12-12
   status Active
6. 2025-11-18
   price $87,000
7. 2025-09-20
   price $95,000
8. 2025-06-20
   price $97,000
9. 2025-06-10
   listed $103,000 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: $302 · $25/mo
• Projected year-2 tax: $324 · $27/mo
• Expected delta: +$22/yr (+$2/mo · 7.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,715
• − Mortgage interest: −$4,425
• − Property taxes: −$302
• − Insurance: −$395
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,298
• Taxable income: $3,260
• Est. tax owed @ 24.0%: −$782
• After-tax cash flow: $3,594/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: Conecuh County
• NCES district ID: 0100870
• Math proficiency: 7% ▼ -24.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $28,538
• Composite: 14.53/100
• National rank: #9419
• State rank: #111 of 129 in AL

Livability — Evergreen

• Score: 53/100
• State rank: #488
• US rank: #24553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen, AL
• Population (ZIP): 7,493

Population outlook (Conecuh County) Hauer SSP2

• Today (2025): 11,360 people
• By 2030: 10,646 · -6.3%
• By 2040: 9,363 · -17.6%
• By 2050: 8,241 · -27.5%
• By 2075: 6,261 · -44.9%
• By 2100: 5,035 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Conecuh

• 2024 margin: R (+13.9) · D 42.7% · R 56.6%
• 2008→2024 swing: -13.4pp toward R · 2008: -0.6pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+7.4 2016: R+5.2 2012: D+1.7 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 122.7813
• 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

-23.3% since first listed

9 events — show timeline

• 2026-05-19 Pending — BCAR
• 2026-04-24 Contingent — BCAR
• 2026-04-13 Price Changed $79,000 BCAR
• 2026-01-19 Listed $85,000 BCAR
• 2025-12-12 Relisted — WBR
• 2025-11-18 Price Changed $87,000 WBR
• 2025-09-20 Price Changed $95,000 WBR
• 2025-06-20 Price Changed $97,000 WBR
• 2025-06-10 Listed $103,000 WBR

Property tax history

+4.2%/yr

Latest (2025): $302 · +0.0% YoY. Source: county tax records.