1216 Primrose Ter · Selma, AL 36703

$85,000

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 102 Days on market

Built 1940 8,305 sqft lot $68/sqft · 93% above area

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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 +25.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Listing remarks MLS

Someone is going to get a great opportunity on this house!! Maybe its you? Owner financing, no credit needed! A solid, spacious home ready for the right person or family who wants the chance to own instead of rent. Just one block from school and shopping, making it a convenient location for everyday living. 3 Bedrooms 1.5 Bathrooms Beautiful wood floors Cozy fireplace Separate dining room Flex room / den for office, playroom, or extra. living space Central heat Move-in condition 1-Year AHS Home Warranty Included Covers furnace, plumbing, and electrical Simple Path to Homeownership $2,000 Down payment $875 per month Price: $85,000 Bank financing not required Challenged credit OK No background checks Home sold AS-IS Text 757-550-1193 to schedule a walk-through Total investnent to move-in needed: $2,500

Key facts

• 8,305 sq ft lot
• Built 1940
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 7.5% in Selma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 56/100 on livability (#407 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Selma City (town): math 2% / reading 23% proficiency, ranked #118 of 129 in AL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($588 loan paydown + $8k appreciation (10.0% local appreciation)).
• Dallas County population projected at -36% 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 $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 9900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.36%
• DSCR: 1.46
• GRM: 7.6

CMA / ARV

• ARV (median comp): $46,882
• List price: $85,000
• Delta: 81.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1005 La Dayne Ave	0.69mi	3/1.5	1,257 (+0%)	21mo	$110,000	$88	50
802 2nd Ave	0.66mi	3/2.0	1,122 (-11%)	6mo	$5,750	$5	45
519 Columbus Dr	0.74mi	3/2.0	1,398 (+11%)	11mo	$132,000	$94	35
521 Third Ave	0.70mi	2/1.0 (-1)	1,074 (-14%)	6mo	$10,000	$9	31

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: 31.9%
• Equity multiple: 3.49×
• Total profit: $59,359
• Equity at exit: $76,575

10-year hold

• IRR: 27.5%
• Equity multiple: 7.91×
• Total profit: $164,467
• Equity at exit: $165,136

Cash invested: $23,800 (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 36703

• Home prices YoY: 13.2%
• Active inventory: 52
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$47 /mo · $567/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $205

Break-even live

Break-even rent $669

Max offer price $85,000

Occupancy floor 73%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Cloverdale Rd Selma, AL	2.0–3.0	1.5–2.5	1204	$929	$0.77	20d	1	0.59mi

Listing history 8 events

1. 2026-06-04
   days on market $85,000 Active 102 DOM
2. 2026-06-02
   days on market $85,000 Active 101 DOM
3. 2026-06-01
   days on market $85,000 Active 100 DOM
4. 2026-05-31
   days on market $85,000 Active 99 DOM
5. 2026-05-31
   days on market $85,000 Active 98 DOM
6. 2026-03-29
   historical $850
7. 2026-03-24
   listed $850
8. 2026-02-21
   listed $85,000 Active 836-char remark

   Show marketing remark (836 chars)

   Someone is going to get a great opportunity on this house!! Maybe its you? Owner financing, no credit needed! A solid, spacious home ready for the right person or family who wants the chance to own instead of rent. Just one block from school and shopping, making it a convenient location for everyday living. 3 Bedrooms 1.5 Bathrooms Beautiful wood floors Cozy fireplace Separate dining room Flex room / den for office, playroom, or extra. living space Central heat Move-in condition 1-Year AHS Home Warranty Included Covers furnace, plumbing, and electrical Simple Path to Homeownership $2,000 Down payment $875 per month Price: $85,000 Bank financing not required Challenged credit OK No background checks Home sold AS-IS Text 757-550-1193 to schedule a walk-through Total investnent to move-in needed: $2,500

ⓘ 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: $567 · $47/mo
• Projected year-2 tax: $567 · $47/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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,148
• − Mortgage interest: −$4,761
• − Property taxes: −$567
• − Insurance: −$425
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$2,473
• Taxable income: $1,138
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,193/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: Selma City
• NCES district ID: 0102970
• Math proficiency: 2% ▼ -24.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $23,380
• Composite: 9.07/100
• National rank: #9870
• State rank: #118 of 129 in AL

Livability — Selma

• Score: 56/100
• State rank: #407
• US rank: #22550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, AL
• Population (ZIP): 9,489

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 26% Two or more races 3%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.24%
• Current HPI: 164.88
• 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

3 events — show timeline

• 2026-03-29 Rental Removed $850 TURBOTENANT
• 2026-03-24 Listed for Rent $850 TURBOTENANT
• 2026-02-21 Listed $85,000 ForSaleByOwner.com

Property tax history

+9.3%/yr

Latest (2023): $567 · +4.0% YoY. Source: county tax records.