2931 County Rd 52 · Moundville, AL 35474

$185,000

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 13 Days on market

Built 1965 0.90 ac lot $134/sqft · 15% below area Est $216k · 15% under ↓ 5% 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 +16.8/30.0
• ARV discount +14.0/15.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +2.2/10.0
• Schools +1.5/10.0

Listing remarks MLS

You do not want to miss this adorable, all brick home on a little under 1 acre in Moundville. This 3 bedroom 2 bathroom features an updated kitchen, bonus space that could be used as a play room or office, and more! Schedule your showing today!

Key facts

• All brick home
• Updated kitchen
• Bonus space

Tags

• ALL BRICK HOME
• UPDATED KITCHEN
• BONUS SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $154k (16.6% below list).
• Recommended offer: $154k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.2% in Moundville — 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 73/100 on livability (#24 in AL, #4,983 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 80 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Climate carrying-cost: major wind risk, 68% 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 $154,298 (16.6% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (median comp): $216,492
• List price: $185,000
• Delta: -14.55%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-22,578
• Equity at exit: $27,584

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-10,368
• Equity at exit: $15,995

Cash invested: $51,800 (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 35474

• Home prices YoY: -2.4%
• Active inventory: 80
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$54 /mo · $650/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $118

Break-even live

Break-even rent $1,394

Max offer price $185,000

Occupancy floor 87%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-08
   status Pending 244-char remark

   Show marketing remark (244 chars)

   You do not want to miss this adorable, all brick home on a little under 1 acre in Moundville. This 3 bedroom 2 bathroom features an updated kitchen, bonus space that could be used as a play room or office, and more! Schedule your showing today!

2. 2026-04-29
   status Active 244-char remark

   Show marketing remark (244 chars)

   You do not want to miss this adorable, all brick home on a little under 1 acre in Moundville. This 3 bedroom 2 bathroom features an updated kitchen, bonus space that could be used as a play room or office, and more! Schedule your showing today!

3. 2026-04-20
   status Pending 244-char remark

   Show marketing remark (244 chars)

   You do not want to miss this adorable, all brick home on a little under 1 acre in Moundville. This 3 bedroom 2 bathroom features an updated kitchen, bonus space that could be used as a play room or office, and more! Schedule your showing today!

4. 2026-04-16
   listed $185,000 Active 244-char remark

   Show marketing remark (244 chars)

   You do not want to miss this adorable, all brick home on a little under 1 acre in Moundville. This 3 bedroom 2 bathroom features an updated kitchen, bonus space that could be used as a play room or office, and more! Schedule your showing today!

5. 2026-02-17
   price $185,000
6. 2025-10-28
   listed $195,000 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: $650 · $54/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$108/yr (+$9/mo · 16.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $18,516
• − Mortgage interest: −$10,363
• − Property taxes: −$650
• − Insurance: −$925
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$5,382
• Taxable loss: −$1,767
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,834/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: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 of 129 in AL

Livability — Moundville

• Score: 73/100
• State rank: #24
• US rank: #4983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,648

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 55% Black 36% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Slovak 10% Italian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.65%
• Current HPI: 228.547
• 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

-5.1% since first listed

6 events — show timeline

• 2026-05-08 Pending — WAMLS
• 2026-04-29 Relisted — WAMLS
• 2026-04-20 Pending — WAMLS
• 2026-04-16 Listed $185,000 WAMLS
• 2026-02-17 Price Changed $185,000 WAMLS
• 2025-10-28 Listed $195,000 WAMLS

Property tax history

+10.7%/yr

Latest (2025): $650 · +6.9% YoY. Source: county tax records.