24 Andrews Ave · Daleville, AL 36322

$149,000

3 bd · 1.0 ba · 1,423 sqft · SingleFamily public records · 100 Days on market

Built 1968 $105/sqft · 9% below area Est $163k · 9% under ↓ 3% since listing

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Why this score? — see what drove the C+ 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 +18.7/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Move In Ready!! This 3 bedroom, 2 bath brick home has new water heater, new interior paint and carpet. Large family room. Spacious laundry room. Large lot with fenced in back yard. Roof new in 2019. New front steps. Hot water heater and central heat are gas.

Key facts

• Large family room
• New carpet
• New water heater

Tags

• NEW WATER HEATER
• NEW INTERIOR PAINT
• NEW CARPET
• LARGE FAMILY ROOM
• SPACIOUS LAUNDRY ROOM
• LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $135k (9.6% below list).
• Recommended offer: $135k (9.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#278 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety D, schools F, amenities F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $134,741 (9.6% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — 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: 0.90% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 9.2

CMA / ARV

• ARV (median comp): $163,367
• List price: $149,000
• Delta: -8.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Culpepper St	0.44mi	3/1.5	1,373 (-4%)	1mo	$159,900	$116	70
14 Brown Ave	0.10mi	3/2.0	1,543 (+8%)	18mo	$205,000	$133	62
3 Meadow Dr	0.59mi	3/2.0	1,473 (+4%)	4mo	$238,000	$162	60
94 Wells Ave	0.36mi	3/2.0	1,432 (+1%)	23mo	$180,000	$126	59
15 Richardson Dr	0.19mi	3/2.0	1,573 (+10%)	22mo	$141,000	$90	52
127 Fairview Ln	0.55mi	3/2.0	1,540 (+8%)	7mo	$135,000	$88	51
15 Hall St	0.48mi	3/2.0	1,609 (+13%)	4mo	$175,000	$109	48
11 Holman St	0.55mi	4/2.0 (+1)	1,350 (-5%)	14mo	$169,000	$125	45
3 Springdale Cir	0.59mi	3/1.5	1,273 (-10%)	14mo	$118,000	$93	41
3 Springdale	0.59mi	3/1.5	1,273 (-10%)	14mo	$118,000	$93	41
5 Hall St	0.55mi	3/2.0	1,575 (+11%)	15mo	$250,000	$159	40
28 Woodland Ct	0.40mi	3/2.0	1,244 (-13%)	22mo	$149,000	$120	38

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $90,480
• Equity at exit: $134,231

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $258,975
• Equity at exit: $289,474

Cash invested: $41,720 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $147

Break-even live

Break-even rent $1,161

Max offer price $149,000

Occupancy floor 84%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $149,000 Active 100 DOM
2. 2026-06-18
   days on market $149,000 Active 99 DOM
3. 2026-06-17
   days on market $149,000 Active 98 DOM
4. 2026-06-16
   days on market $149,000 Active 97 DOM
5. 2026-06-15
   days on market $149,000 Active 96 DOM
6. 2026-06-14
   days on market $149,000 Active 94 DOM
7. 2026-06-12
   days on market $149,000 Active 93 DOM
8. 2026-06-09
   days on market $149,000 Active 90 DOM
9. 2026-06-08
   days on market $149,000 Active 89 DOM
10. 2026-06-07
    days on market $149,000 Active 88 DOM
11. 2026-06-05
    days on market $149,000 Active 85 DOM
12. 2026-06-03
    pricedays on market $149,000 Active 84 DOM
13. 2026-06-02
    days on market $154,000 Active 83 DOM
14. 2026-06-01
    days on market $154,000 Active 82 DOM
15. 2026-05-31
    days on market $154,000 Active 81 DOM
16. 2026-05-30
    days on market $154,000 Active 80 DOM
17. 2026-05-08
    price $154,000 259-char remark

    Show marketing remark (259 chars)

    Move In Ready!! This 3 bedroom, 2 bath brick home has new water heater, new interior paint and carpet. Large family room. Spacious laundry room. Large lot with fenced in back yard. Roof new in 2019. New front steps. Hot water heater and central heat are gas.

18. 2026-03-11
    listed $159,000 Active 259-char remark

    Show marketing remark (259 chars)

    Move In Ready!! This 3 bedroom, 2 bath brick home has new water heater, new interior paint and carpet. Large family room. Spacious laundry room. Large lot with fenced in back yard. Roof new in 2019. New front steps. Hot water heater and central heat are gas.

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,169
• − Mortgage interest: −$8,346
• − Property taxes: −$885
• − Insurance: −$745
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$4,335
• Taxable loss: −$729
• Est. tax savings @ 24.0%: +$175
• After-tax cash flow: $1,942/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Daleville

• Score: 61/100
• State rank: #278
• US rank: #18463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daleville, AL
• County: Dale County · 7,959 people
• City population: 7,740
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, 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

-3.1% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $154,000 SAMLS
• 2026-03-11 Listed $159,000 SAMLS

Property tax history

+9.8%/yr

Latest (2025): $885 · +6.7% YoY. Source: county tax records.