35273 Hesters Store Rd · Red Level, AL 36474

$105,000

3 bd · 1.0 ba · 1,309 sqft · SingleFamily · 148 Days on market

Built 1958 Fair condition 0.90 ac lot $80/sqft · 56% below area

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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).

• Cash flow +15.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Solid brick 3 bedroom, 1 bath home offering great potential for an investor seeking a rental opportunity. Tenant occupied, this property sits on . 9 acres, providing plenty of space for outdoor enjoyment, expansion, or future improvements. Features include both a private well and county water access, adding flexibility and convenience. Durable brick construction and a generous lot size make this a practical and affordable option with room to add value. New carpet just added to 2 of the bedrooms. Schedule your showing today and explore the possibilities this property has to offer.

Key facts

• County water access
• Private well
• Generous lot size

Tags

• PRIVATE WELL
• COUNTY WATER ACCESS
• GENEROUS LOT SIZE

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$240,162) 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 $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $38 ($450/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 $97k (8.0% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#214 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools D-.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (2.7% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, 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 148 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $240,162
• List price: $105,000
• Delta: -56.28%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.45×
• Total profit: $13,154
• Equity at exit: $45,193

10-year hold

• IRR: 10.8%
• Equity multiple: 2.56×
• Total profit: $45,909
• Equity at exit: $68,118

Cash invested: $29,400 (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 36474

• Home prices YoY: 1.9%
• Active inventory: 25
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $38

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 91%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $105,000 Active 148 DOM
2. 2026-06-18
   days on market $105,000 Active 147 DOM
3. 2026-06-17
   days on market $105,000 Active 146 DOM
4. 2026-06-16
   days on market $105,000 Active 145 DOM
5. 2026-06-15
   days on market $105,000 Active 144 DOM
6. 2026-06-14
   days on market $105,000 Active 142 DOM
7. 2026-06-12
   days on market $105,000 Active 141 DOM
8. 2026-06-09
   days on market $105,000 Active 138 DOM
9. 2026-06-08
   days on market $105,000 Active 137 DOM
10. 2026-06-07
    days on market $105,000 Active 136 DOM
11. 2026-06-07
    days on market $105,000 Active 135 DOM
12. 2026-06-04
    days on market $105,000 Active 132 DOM
13. 2026-06-02
    days on market $105,000 Active 131 DOM
14. 2026-06-01
    days on market $105,000 Active 130 DOM
15. 2026-05-31
    days on market $105,000 Active 129 DOM
16. 2026-05-31
    days on market $105,000 Active 128 DOM
17. 2026-01-22
    listed $105,000 Active 586-char remark

    Show marketing remark (582 chars)

    Solid brick 3 bedroom, 1 bath home offering great potential for an investor seeking a rental opportunity. Tenant occupied, this property sits on . 9 acres, providing plenty of space for outdoor enjoyment, expansion, or future improvements. Features include both a private well and county water access, adding flexibility and convenience. Durable brick construction and a generous lot size make this a practical and affordable option with room to add value. Carpet just added to 2 of the bedrooms. Schedule your showing today and explore the possibilities this property has to offer.

18. 2026-01-22
    listed $105,000 Active 582-char remark

    Show marketing remark (582 chars)

    Solid brick 3 bedroom, 1 bath home offering great potential for an investor seeking a rental opportunity. Tenant occupied, this property sits on . 9 acres, providing plenty of space for outdoor enjoyment, expansion, or future improvements. Features include both a private well and county water access, adding flexibility and convenience. Durable brick construction and a generous lot size make this a practical and affordable option with room to add value. Carpet just added to 2 of the bedrooms. Schedule your showing today and explore the possibilities this property has to offer.

19. 2026-01-22
    listed $105,000 Active

    Show marketing remark (582 chars)

    Solid brick 3 bedroom, 1 bath home offering great potential for an investor seeking a rental opportunity. Tenant occupied, this property sits on . 9 acres, providing plenty of space for outdoor enjoyment, expansion, or future improvements. Features include both a private well and county water access, adding flexibility and convenience. Durable brick construction and a generous lot size make this a practical and affordable option with room to add value. Carpet just added to 2 of the bedrooms. Schedule your showing today and explore the possibilities this property has to offer.

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $11,592
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$3,055
• Taxable loss: −$1,299
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $762/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This single-family home requires moderate renovations to update the kitchen and bathroom, and improve the exterior and landscaping. With these updates, it has the potential to become a move-in-ready rental or a solid investment property.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — outdated and in need of replacement
• Minor exterior paint — some wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both landscape the yard — improved landscaping would enhance the home's curb appeal and attract more potential buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in need of replacement	Moderate	$3,000–15,000
exterior paint · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would appeal to both buyers and renters ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both landscape the yard — improved landscaping would enhance the home's curb appeal and attract more potential buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 of 129 in AL

Livability — Red Level

• Score: 62/100
• State rank: #214
• US rank: #16271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,523

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 13% Two or more races 2%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.66%
• Current HPI: 145.0099
• 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

+0.0% since first listed

3 events — show timeline

• 2026-01-22 Listed $105,000 CAOR
• 2026-01-22 Listed $105,000 SAMLS
• 2026-01-22 Listed $105,000 WBR