320 Bruner Ave · Evergreen, AL 36401

$46,000

3 bd · 1.5 ba · 1,264 sqft · SingleFamily public records · 128 Days on market

Built 1910 0.50 ac lot $36/sqft · 16% below area Est $55k · 16% under

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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
• ARV discount +14.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Looking for your next flip or investment opportunity? This handyman special at 320 Bruner Avenue in Evergreen, Alabama is packed with potential!This 3-bedroom home sits on a spacious ½-acre lot and includes a storage shed/workshop — it could be used for tools, hobbies, or extra storage. With some TLC and vision, this property be brought back to its potential. Bring your creativity, roll up your sleeves, and transform this diamond in the rough into something special. Buyer to verify all information during due diligence.

Key facts

• Spacious lot
• Storage shed
• Workshop

Tags

• SPACIOUS LOT
• STORAGE SHED
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $46k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 4.3% in Evergreen — 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 53/100 on livability (#488 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Conecuh County (rural): math 7% / reading 30% proficiency, ranked #111 of 129 in AL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 1 units permitted in Conecuh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($318 loan paydown + $891 appreciation (1.9% local appreciation)).
• Conecuh County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $46k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $40,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1910 — 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. 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: 2.34% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.20%
• DSCR: 3.41
• GRM: 3.6

CMA / ARV

• ARV (median comp): $54,627
• List price: $46,000
• Delta: -15.79%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.0%
• Equity multiple: 4.11×
• Total profit: $40,045
• Equity at exit: $17,989

10-year hold

• IRR: 58.5%
• Equity multiple: 8.29×
• Total profit: $93,914
• Equity at exit: $25,785

Cash invested: $12,880 (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 36401

• Home prices YoY: 1.6%
• Active inventory: 40
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,078 medium
• Mortgage (P&I): −$241
• Tax from tax record: −$9 /mo · $109/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $582

Break-even live

Break-even rent $341

Max offer price $46,000

Occupancy floor 41%

Sensitivity live

Price	-10% $608	-5% $595	+0% $582	+5% $569	+10% $556
Rent	-10% $497	-5% $539	+0% $582	+5% $624	+10% $667
Rate	-1.0pp $605	-0.5pp $593	base $582	+0.5pp $570	+1.0pp $558

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $46,000 Active 128 DOM
2. 2026-06-19
   days on market $46,000 Active 126 DOM
3. 2026-06-18
   days on market $46,000 Active 125 DOM
4. 2026-06-17
   days on market $46,000 Active 124 DOM
5. 2026-06-16
   days on market $46,000 Active 123 DOM
6. 2026-06-15
   days on market $46,000 Active 122 DOM
7. 2026-06-14
   days on market $46,000 Active 120 DOM
8. 2026-06-12
   days on market $46,000 Active 119 DOM
9. 2026-06-09
   days on market $46,000 Active 116 DOM
10. 2026-06-08
    days on market $46,000 Active 115 DOM
11. 2026-06-07
    days on market $46,000 Active 114 DOM
12. 2026-06-05
    days on market $46,000 Active 112 DOM
13. 2026-06-04
    days on market $46,000 Active 110 DOM
14. 2026-06-02
    days on market $46,000 Active 109 DOM
15. 2026-06-01
    days on market $46,000 Active 108 DOM
16. 2026-05-31
    days on market $46,000 Active 107 DOM
17. 2026-05-31
    days on market $46,000 Active 106 DOM
18. 2026-02-12
    listed $46,000 Active 537-char remark

    Show marketing remark (537 chars)

    Looking for your next flip or investment opportunity? This handyman special at 320 Bruner Avenue in Evergreen, Alabama is packed with potential!This 3-bedroom home sits on a spacious ½-acre lot and includes a storage shed/workshop — it could be used for tools, hobbies, or extra storage. With some TLC and vision, this property be brought back to its potential. Bring your creativity, roll up your sleeves, and transform this diamond in the rough into something special. Buyer to verify all information during due diligence.

19. 2001-01-25
    soldstatus $15,000

ⓘ 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: $109 · $9/mo
• Projected year-2 tax: $189 · $16/mo
• Expected delta: +$79/yr (+$7/mo · 72.5%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,930
• − Mortgage interest: −$2,577
• − Property taxes: −$109
• − Insurance: −$230
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$1,338
• Taxable income: $6,607
• Est. tax owed @ 24.0%: −$1,586
• After-tax cash flow: $5,395/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: Conecuh County
• NCES district ID: 0100870
• Math proficiency: 7% ▼ -24.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $28,538
• Composite: 14.53/100
• National rank: #9419
• State rank: #111 of 129 in AL

Livability — Evergreen

• Score: 53/100
• State rank: #488
• US rank: #24553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen, AL
• Population (ZIP): 7,493

Population outlook (Conecuh County) Hauer SSP2

• Today (2025): 11,360 people
• By 2030: 10,646 · -6.3%
• By 2040: 9,363 · -17.6%
• By 2050: 8,241 · -27.5%
• By 2075: 6,261 · -44.9%
• By 2100: 5,035 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Conecuh

• 2024 margin: R (+13.9) · D 42.7% · R 56.6%
• 2008→2024 swing: -13.4pp toward R · 2008: -0.6pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+7.4 2016: R+5.2 2012: D+1.7 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 122.7813
• 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

+206.7% since first listed

2 events — show timeline

• 2026-02-12 Listed $46,000 BCAR
• 2001-01-25 Sold (Public Records) $15,000 Public Records

Property tax history

-7.4%/yr

Latest (2025): $109 · +0.0% YoY. Source: county tax records.