597 White Plains Rd · White Plains, AL 36207

$149,900

4 bd · 1.0 ba · 3,398 sqft · SingleFamily public records · 761 Days on market

Built 1870 0.60 ac lot $44/sqft · 65% below area Est $272k · 45% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just off Hwy 9 & minutes of White Plains Schools. This home features 3 Bedrooms on the main level, 2 full baths, living room w/ French doors, separate den, dining room, large entrance foyer, laundry room. 12–14ft ceilings thru-out. An additional bedroom is located in the upstairs loft area which includes a small sitting area & separate storage rm that would be great for adding a full bath. Located on a level, partially fenced, 1/2-acre+/- corner lot. Includes a workshop, double garage/workshop. Metal roof, low maintenance siding. Need lots of TLC. SOLD AS IS / WHERE IS, NO WARRANTIES WRITTEN OR IMPLIED.

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 1870

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#505 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools D, amenities F, commute F.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 124 active listings in the ZIP; 135 units permitted in Calhoun 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 $4k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 761 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; major 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 761 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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 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?
6. 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.
7. 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.
8. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $271,727
• List price: $149,900
• Delta: -44.83%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-13,242
• Equity at exit: $22,351

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $2,760
• Equity at exit: $12,961

Cash invested: $41,972 (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 36207

• Home prices YoY: -23.7%
• Active inventory: 124
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $173

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $277	-5% $225	+0% $173	+5% $121	+10% $70
Rent	-10% $52	-5% $113	+0% $173	+5% $234	+10% $294
Rate	-1.0pp $249	-0.5pp $211	base $173	+0.5pp $134	+1.0pp $95

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $149,900 Active 761 DOM
2. 2026-06-18
   days on market $149,900 Active 760 DOM
3. 2026-06-17
   days on market $149,900 Active 759 DOM
4. 2026-06-17
   days on market $149,900 Active 758 DOM
5. 2026-06-03
   days on market $149,900 Active 757 DOM
6. 2026-06-02
   days on market $149,900 Active 756 DOM
7. 2026-06-01
   days on market $149,900 Active 755 DOM
8. 2026-05-31
   days on market $149,900 Active 754 DOM
9. 2026-05-30
   days on market $149,900 Active 753 DOM
10. 2025-06-24
    status Active 636-char remark

    Show marketing remark (636 chars)

    Located just off Hwy 9 & minutes of White Plains Schools. This home features 3 Bedrooms on the main level, 2 full baths, living room w/ French doors, separate den, dining room, large entrance foyer, laundry room. 12–14ft ceilings thru-out. An additional bedroom is located in the upstairs loft area which includes a small sitting area & separate storage rm that would be great for adding a full bath. Located on a level, partially fenced, 1/2-acre+/- corner lot. Includes a workshop, double garage/workshop. Metal roof, low maintenance siding. Need lots of TLC. SOLD AS IS / WHERE IS, NO WARRANTIES WRITTEN OR IMPLIED.

11. 2025-04-23
    historical 636-char remark

    Show marketing remark (636 chars)

    Located just off Hwy 9 & minutes of White Plains Schools. This home features 3 Bedrooms on the main level, 2 full baths, living room w/ French doors, separate den, dining room, large entrance foyer, laundry room. 12–14ft ceilings thru-out. An additional bedroom is located in the upstairs loft area which includes a small sitting area & separate storage rm that would be great for adding a full bath. Located on a level, partially fenced, 1/2-acre+/- corner lot. Includes a workshop, double garage/workshop. Metal roof, low maintenance siding. Need lots of TLC. SOLD AS IS / WHERE IS, NO WARRANTIES WRITTEN OR IMPLIED.

12. 2024-03-06
    listed $149,900 Active 636-char remark

    Show marketing remark (636 chars)

    Located just off Hwy 9 & minutes of White Plains Schools. This home features 3 Bedrooms on the main level, 2 full baths, living room w/ French doors, separate den, dining room, large entrance foyer, laundry room. 12–14ft ceilings thru-out. An additional bedroom is located in the upstairs loft area which includes a small sitting area & separate storage rm that would be great for adding a full bath. Located on a level, partially fenced, 1/2-acre+/- corner lot. Includes a workshop, double garage/workshop. Metal roof, low maintenance siding. Need lots of TLC. SOLD AS IS / WHERE IS, NO WARRANTIES WRITTEN OR IMPLIED.

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,365
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$4,361
• Taxable loss: −$329
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $2,156/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — White Plains

• Score: 52/100
• State rank: #505
• US rank: #24965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Plains, AL
• County: Calhoun County · 71,763 people
• Metro: Anniston-Oxford, AL
• Population (ZIP): 19,220
• Household income: $67,969
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 486.0

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.85%
• Current HPI: 166.6999
• Rent YoY: —
• Metro: Anniston-Oxford, AL
• 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

• 2025-06-24 Relisted — Greater Alabama MLS
• 2025-04-23 Delisted — Greater Alabama MLS
• 2024-03-06 Listed $149,900 Greater Alabama MLS

Property tax history

-4.9%/yr

Latest (2025): $166 · -63.3% YoY. Source: county tax records.