25154 Antioch Rd · Andalusia, AL 36421

$65,000

3 bd · 2.0 ba · 1,923 sqft · SingleFamily public records · 260 Days on market

Built 1950 0.47 ac lot $34/sqft · 74% below area ↓ 27% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

Key facts

• 0.47 acre lot
• Built 1950
• Listed 259 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 4.1% in Andalusia — 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 65/100 on livability (#142 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• 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: 111 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 $3k of equity ($449 loan paydown + $3k appreciation (4.7% 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 (4.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 260 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $24k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 260 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 1950 — 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. 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: 1.73% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.77%
• DSCR: 2.41
• GRM: 4.8

CMA / ARV

• ARV (median comp): $251,804
• List price: $65,000
• Delta: -74.19%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.3%
• Equity multiple: 3.45×
• Total profit: $44,520
• Equity at exit: $35,615

10-year hold

• IRR: 38.6%
• Equity multiple: 6.97×
• Total profit: $108,607
• Equity at exit: $60,481

Cash invested: $18,200 (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 36421

• Home prices YoY: 2.6%
• Active inventory: 111
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$40 /mo · $486/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $482

Break-even live

Break-even rent $517

Max offer price $65,000

Occupancy floor 52%

Sensitivity live

Price	-10% $519	-5% $500	+0% $482	+5% $464	+10% $445
Rent	-10% $393	-5% $437	+0% $482	+5% $526	+10% $571
Rate	-1.0pp $515	-0.5pp $498	base $482	+0.5pp $465	+1.0pp $448

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $65,000 Active 260 DOM
2. 2026-06-19
   days on market $65,000 Active 258 DOM
3. 2026-06-18
   days on market $65,000 Active 257 DOM
4. 2026-06-17
   days on market $65,000 Active 256 DOM
5. 2026-06-16
   days on market $65,000 Active 255 DOM
6. 2026-06-15
   days on market $65,000 Active 254 DOM
7. 2026-06-14
   days on market $65,000 Active 252 DOM
8. 2026-06-12
   days on market $65,000 Active 251 DOM
9. 2026-06-09
   days on market $65,000 Active 248 DOM
10. 2026-06-08
    days on market $65,000 Active 247 DOM
11. 2026-06-07
    days on market $65,000 Active 246 DOM
12. 2026-06-07
    days on market $65,000 Active 245 DOM
13. 2026-06-04
    days on market $65,000 Active 242 DOM
14. 2026-06-02
    days on market $65,000 Active 241 DOM
15. 2026-06-01
    days on market $65,000 Active 240 DOM
16. 2026-05-31
    days on market $65,000 Active 239 DOM
17. 2026-05-31
    days on market $65,000 Active 238 DOM
18. 2026-04-14
    status Active 393-char remark

    Show marketing remark (393 chars)

    This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

19. 2026-01-16
    status Active Under Contract 393-char remark

    Show marketing remark (393 chars)

    This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

20. 2026-01-05
    status Active 393-char remark

    Show marketing remark (393 chars)

    This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

21. 2025-10-03
    price $65,000 393-char remark

    Show marketing remark (393 chars)

    This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

22. 2025-09-15
    price $70,000 393-char remark

    Show marketing remark (393 chars)

    This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

23. 2025-08-12
    price $79,000 393-char remark

    Show marketing remark (393 chars)

    This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

24. 2025-07-15
    listed $89,000 Active 393-char remark

    Show marketing remark (393 chars)

    This one is close to Town and in Straughn school district! With a little TLC you can have a great Home in a great location, just about 5 minutes to walmart and just a few more to down town Andalusia. (Greatest town in the south!) Newer windows, deep well and plenty of fruit trees with a couple of pecan trees that produce a great shade for the summer time heat and 257+-feet of road frontage.

ⓘ 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: $486 · $40/mo
• Projected year-2 tax: $486 · $40/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 · 19 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: $13,524
• − Mortgage interest: −$3,641
• − Property taxes: −$486
• − Insurance: −$325
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$1,891
• Taxable income: $5,018
• Est. tax owed @ 24.0%: −$1,204
• After-tax cash flow: $4,579/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: 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 — Andalusia

• Score: 65/100
• State rank: #142
• US rank: #13465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,861
• Population (ZIP): 9,861

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 11% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 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: ▲ 4.69%
• Current HPI: 184.14
• 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

-27.0% since first listed

7 events — show timeline

• 2026-04-14 Relisted — CAOR
• 2026-01-16 Relisted — CAOR
• 2026-01-05 Relisted — CAOR
• 2025-10-03 Price Changed $65,000 CAOR
• 2025-09-15 Price Changed $70,000 CAOR
• 2025-08-12 Price Changed $79,000 CAOR
• 2025-07-15 Listed $89,000 CAOR

Property tax history

+8.2%/yr

Latest (2025): $486 · -3.2% YoY. Source: county tax records.