662 Bullock · Newton, AL 36350

$90,999

3 bd · 1.0 ba · 1,824 sqft · SingleFamily public records · 107 Days on market

Built 1984 1.00 ac lot $50/sqft · 64% below area Est $177k · 49% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investment opportunity with multi-unit potential on a spacious country lot Unlock the potential of this unique property just minutes from Midland City and Ozark. Sitting on a generous lot with multiple structures, this home offers flexible living arrangements and strong rental or flip potential. The main home features two distinct living spaces: Upper Level: A 3-bed, 1-bath layout in solid, livable condition with a traditional floor plan, functional kitchen, and comfortable bedrooms. Perfect for an owner-occupant, long-term tenant, or short-term rental setup. Lower Level: A separate 1-bedroom efficiency space with its own kitchen, living area, and full bath. This level needs some TLC but could easily become a mother-in-law suite, rental unit, or private guest quarters. Additional property features include: A playhouse. This could be repurposed for storage, a man cave or even a henhouse. A gutted mobile home on-site, offering potential for renovation, removal, or replacement depending on your investment strategy. A peaceful rural setting with room to expand, improve, or reconfigure the property to maximize returns Whether you're looking to build a rental portfolio, create multi-generational living, or take on a value-add project, 662 Bullock Road delivers space, flexibility, and opportunity at an attractive price point.

Key facts

• 1 acre lot
• Built 1984
• Listed 106 days

🏷️ Possibly a rental listed for sale. The $90,999 price doesn't fit this home's estimated sale value (~$177,381) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $541 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $91k).
• Recommended offer: $83k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#88 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools C-, health & safety D, amenities F.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($629 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 107 days — a 9% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $82,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.59% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.50%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (median comp): $177,381
• List price: $90,999
• Delta: -48.70%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.5%
• Equity multiple: 4.30×
• Total profit: $84,050
• Equity at exit: $81,979

10-year hold

• IRR: 37.6%
• Equity multiple: 9.65×
• Total profit: $220,407
• Equity at exit: $176,791

Cash invested: $25,480 (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 36350

• Home prices YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$477
• Tax from tax record: −$87 /mo · $1,046/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $541

Break-even live

Break-even rent $762

Max offer price $90,999

Occupancy floor 58%

Sensitivity live

Price	-10% $593	-5% $567	+0% $541	+5% $516	+10% $490
Rent	-10% $427	-5% $484	+0% $541	+5% $599	+10% $656
Rate	-1.0pp $587	-0.5pp $565	base $541	+0.5pp $518	+1.0pp $494

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $90,999 Active 107 DOM
2. 2026-06-18
   days on market $90,999 Active 106 DOM
3. 2026-06-17
   days on market $90,999 Active 105 DOM
4. 2026-06-16
   days on market $90,999 Active 104 DOM
5. 2026-06-15
   days on market $90,999 Active 103 DOM
6. 2026-06-14
   days on market $90,999 Active 101 DOM
7. 2026-06-12
   days on market $90,999 Active 100 DOM
8. 2026-06-09
   days on market $90,999 Active 97 DOM
9. 2026-06-08
   days on market $90,999 Active 96 DOM
10. 2026-06-07
    days on market $90,999 Active 95 DOM
11. 2026-06-05
    days on market $90,999 Active 92 DOM
12. 2026-06-03
    days on market $90,999 Active 91 DOM
13. 2026-06-02
    days on market $90,999 Active 90 DOM
14. 2026-06-01
    days on market $90,999 Active 89 DOM
15. 2026-05-31
    days on market $90,999 Active 88 DOM
16. 2026-05-30
    days on market $90,999 Active 87 DOM
17. 2026-04-10
    price $90,999 1348-char remark

    Show marketing remark (1348 chars)

    Investment opportunity with multi-unit potential on a spacious country lot Unlock the potential of this unique property just minutes from Midland City and Ozark. Sitting on a generous lot with multiple structures, this home offers flexible living arrangements and strong rental or flip potential. The main home features two distinct living spaces: Upper Level: A 3-bed, 1-bath layout in solid, livable condition with a traditional floor plan, functional kitchen, and comfortable bedrooms. Perfect for an owner-occupant, long-term tenant, or short-term rental setup. Lower Level: A separate 1-bedroom efficiency space with its own kitchen, living area, and full bath. This level needs some TLC but could easily become a mother-in-law suite, rental unit, or private guest quarters. Additional property features include: A playhouse. This could be repurposed for storage, a man cave or even a henhouse. A gutted mobile home on-site, offering potential for renovation, removal, or replacement depending on your investment strategy. A peaceful rural setting with room to expand, improve, or reconfigure the property to maximize returns Whether you're looking to build a rental portfolio, create multi-generational living, or take on a value-add project, 662 Bullock Road delivers space, flexibility, and opportunity at an attractive price point.

18. 2026-03-20
    price $95,999 1348-char remark

    Show marketing remark (1348 chars)

    Investment opportunity with multi-unit potential on a spacious country lot Unlock the potential of this unique property just minutes from Midland City and Ozark. Sitting on a generous lot with multiple structures, this home offers flexible living arrangements and strong rental or flip potential. The main home features two distinct living spaces: Upper Level: A 3-bed, 1-bath layout in solid, livable condition with a traditional floor plan, functional kitchen, and comfortable bedrooms. Perfect for an owner-occupant, long-term tenant, or short-term rental setup. Lower Level: A separate 1-bedroom efficiency space with its own kitchen, living area, and full bath. This level needs some TLC but could easily become a mother-in-law suite, rental unit, or private guest quarters. Additional property features include: A playhouse. This could be repurposed for storage, a man cave or even a henhouse. A gutted mobile home on-site, offering potential for renovation, removal, or replacement depending on your investment strategy. A peaceful rural setting with room to expand, improve, or reconfigure the property to maximize returns Whether you're looking to build a rental portfolio, create multi-generational living, or take on a value-add project, 662 Bullock Road delivers space, flexibility, and opportunity at an attractive price point.

19. 2026-03-04
    listed $99,999 Active 1348-char remark

    Show marketing remark (1348 chars)

    Investment opportunity with multi-unit potential on a spacious country lot Unlock the potential of this unique property just minutes from Midland City and Ozark. Sitting on a generous lot with multiple structures, this home offers flexible living arrangements and strong rental or flip potential. The main home features two distinct living spaces: Upper Level: A 3-bed, 1-bath layout in solid, livable condition with a traditional floor plan, functional kitchen, and comfortable bedrooms. Perfect for an owner-occupant, long-term tenant, or short-term rental setup. Lower Level: A separate 1-bedroom efficiency space with its own kitchen, living area, and full bath. This level needs some TLC but could easily become a mother-in-law suite, rental unit, or private guest quarters. Additional property features include: A playhouse. This could be repurposed for storage, a man cave or even a henhouse. A gutted mobile home on-site, offering potential for renovation, removal, or replacement depending on your investment strategy. A peaceful rural setting with room to expand, improve, or reconfigure the property to maximize returns Whether you're looking to build a rental portfolio, create multi-generational living, or take on a value-add project, 662 Bullock Road delivers space, flexibility, and opportunity at an attractive price point.

20. 2010-06-22
    listed $69,900
21. 2010-06-22
    listed $69,900

ⓘ 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: $1,046 · $87/mo
• Projected year-2 tax: $1,046 · $87/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: $17,373
• − Mortgage interest: −$5,097
• − Property taxes: −$1,046
• − Insurance: −$455
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$2,647
• Taxable income: $5,348
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $5,214/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 of 129 in AL

Livability — Newton

• Score: 67/100
• State rank: #88
• US rank: #11075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, AL
• Population (ZIP): 7,675

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▲ 16.34%
• Current HPI: 219.7326
• 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

+30.2% since first listed

5 events — show timeline

• 2026-04-10 Price Changed $90,999 SAMLS
• 2026-03-20 Price Changed $95,999 SAMLS
• 2026-03-04 Listed $99,999 SAMLS
• 2010-06-22 Listed $69,900 WBR
• 2010-06-22 Listed $69,900 MAAR

Property tax history

+6.5%/yr

Latest (2025): $1,046 · +0.3% YoY. Source: county tax records.