24498 Highway 79 · Locust Fork, AL 35172

$95,000

3 bd · 2.0 ba · 1,056 sqft · Other · 17 Days on market

Built 1997 0.80 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment property or first time home. 1997 Redman Home on large lot.

Key facts

• 0.8 acre lot
• Built 1997
• Listed 17 days

Property features AI

Finance

• Financial info: Fire fee of $75 charged yearly
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability: unknown
• Home design: Existing construction; Siding: vinyl
• Construction: Crawl space foundation
• Exterior features: Covered deck; Some trees on the lot; No waterfront; No pool; No patio

Interior

• Kitchen: Laminate countertops; Eating area
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Hardwood laminate; Vinyl
• Bathrooms: Two full bathrooms; Garden tub in bathroom; Tub/shower combo; Linen closet
• Heating & cooling: No heat; No air conditioning
• Interior features: Split bedroom layout; Ceilings: other (see remarks); Eating area in kitchen
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup; Laundry located in a closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#111 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Locust Fork Elementary (math 37% / reading 54%, grade D-, #167 of 627 statewide, top 27%, 519 students, 66% FRL); Hayden Middle School (math 28% / reading 51%, grade F, #61 of 257 statewide, top 24%, 550 students, 44% FRL); Locust Fork High School (math 15% / reading 37%, grade F, #110 of 305 statewide, top 36%, 406 students, 62% FRL).
• Market conditions: 12 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $95k implies a 1018% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.67%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.6%
• Equity multiple: 3.83×
• Total profit: $75,294
• Equity at exit: $85,584

10-year hold

• IRR: 31.6%
• Equity multiple: 8.64×
• Total profit: $203,260
• Equity at exit: $184,564

Cash invested: $26,600 (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 35172

• Home prices YoY: 14.8%
• Active inventory: 12
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $370

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 67%

Sensitivity live

Price	-10% $435	-5% $402	+0% $370	+5% $337	+10% $304
Rent	-10% $267	-5% $318	+0% $370	+5% $421	+10% $472
Rate	-1.0pp $417	-0.5pp $394	base $370	+0.5pp $345	+1.0pp $320

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $95,000 Active 17 DOM
2. 2026-06-18
   days on market $95,000 Active 14 DOM
3. 2026-06-17
   days on market $95,000 Active 13 DOM
4. 2026-06-16
   days on market $95,000 Active 12 DOM
5. 2026-06-15
   days on market $95,000 Active 11 DOM
6. 2026-06-13
   days on market $95,000 Active 9 DOM
7. 2026-06-10
   days on market $95,000 Active 6 DOM
8. 2026-06-09
   days on market $95,000 Active 5 DOM
9. 2026-06-08
   days on market $95,000 Active 4 DOM
10. 2026-06-07
    days on market $95,000 Active 3 DOM
11. 2026-06-05
    remarks 76-char remark
12. 2026-06-05
    listed $95,000 Active 1 DOM

ⓘ 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 ≥105°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,585
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$2,764
• Taxable income: $3,107
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,689/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Locust Fork

• Score: 66/100
• State rank: #111
• US rank: #12098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,824

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scottish 1% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 26.16%
• Current HPI: 202.94
• 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

+1017.6% since first listed

2 events — show timeline

• 2026-06-02 Listed $95,000 Greater Alabama MLS
• 2011-07-02 Sold (Public Records) $8,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $77 · +0.0% YoY. Source: county tax records.