6528 County Road 9 · York, AL 36907

$85,000

3 bd · 1.0 ba · 1,188 sqft · SingleFamily · 366 Days on market

Built 1945 Fair condition 1.04 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

Looking for a Hunting Club house or just a place to get away in the country? This 3 bedroom, 1 bath comes fully furnished and also has outside storage for ATV's, hunting gear, or your many other outdoor hobbies. With a covered front and back porch, you can sit and enjoy the scenery and countryside.

Key facts

• Covered front porch
• Outside storage
• Fully furnished

Tags

• FULLY FURNISHED
• OUTSIDE STORAGE
• COVERED FRONT PORCH
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#429 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Sumter County (rural): math 2% / reading 18% proficiency, ranked #124 of 129 in AL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Sumter County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 366 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 366 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.44% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.5%
• Equity multiple: 2.44×
• Total profit: $34,390
• Equity at exit: $38,220

10-year hold

• IRR: 26.2%
• Equity multiple: 4.72×
• Total profit: $88,643
• Equity at exit: $58,901

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 36907

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $379

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 64%

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: —

Listing history 19 events

1. 2026-06-19
   days on market $85,000 Active 366 DOM
2. 2026-06-18
   days on market $85,000 Active 365 DOM
3. 2026-06-17
   days on market $85,000 Active 364 DOM
4. 2026-06-16
   days on market $85,000 Active 363 DOM
5. 2026-06-15
   days on market $85,000 Active 362 DOM
6. 2026-06-14
   days on market $85,000 Active 360 DOM
7. 2026-06-12
   days on market $85,000 Active 359 DOM
8. 2026-06-09
   days on market $85,000 Active 356 DOM
9. 2026-06-08
   days on market $85,000 Active 355 DOM
10. 2026-06-07
    days on market $85,000 Active 354 DOM
11. 2026-06-05
    days on market $85,000 Active 351 DOM
12. 2026-06-03
    days on market $85,000 Active 350 DOM
13. 2026-06-02
    days on market $85,000 Active 349 DOM
14. 2026-06-01
    days on market $85,000 Active 348 DOM
15. 2026-05-31
    days on market $85,000 Active 347 DOM
16. 2026-05-30
    days on market $85,000 Active 346 DOM
17. 2025-12-05
    status Active 299-char remark

    Show marketing remark (299 chars)

    Looking for a Hunting Club house or just a place to get away in the country? This 3 bedroom, 1 bath comes fully furnished and also has outside storage for ATV's, hunting gear, or your many other outdoor hobbies. With a covered front and back porch, you can sit and enjoy the scenery and countryside.

18. 2025-11-19
    status Pending 299-char remark

    Show marketing remark (299 chars)

    Looking for a Hunting Club house or just a place to get away in the country? This 3 bedroom, 1 bath comes fully furnished and also has outside storage for ATV's, hunting gear, or your many other outdoor hobbies. With a covered front and back porch, you can sit and enjoy the scenery and countryside.

19. 2025-06-02
    listed $85,000 Active 299-char remark

    Show marketing remark (299 chars)

    Looking for a Hunting Club house or just a place to get away in the country? This 3 bedroom, 1 bath comes fully furnished and also has outside storage for ATV's, hunting gear, or your many other outdoor hobbies. With a covered front and back porch, you can sit and enjoy the scenery and countryside.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,678
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,473
• Taxable income: $3,396
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,732/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, focusing on landscaping, interior updates, and HVAC maintenance to significantly enhance its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown yard and debris need significant attention.
• Minor Exterior paint — Painted walls need touch-up or fresh paint.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value.
• Both Interior updates and fresh paint — Improves interior aesthetics and rental appeal.
• Both HVAC maintenance and upgrade — Enhances comfort and energy efficiency, improving both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown yard and debris need significant attention.	Major	$15,000–50,000
Exterior paint · Painted walls need touch-up or fresh paint.	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and resale value. ↑
• Both Interior updates and fresh paint — Improves interior aesthetics and rental appeal. ↑
• Both HVAC maintenance and upgrade — Enhances comfort and energy efficiency, improving both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Sumter County
• NCES district ID: 0103090
• Math proficiency: 2% ▼ -19.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $22,830
• Composite: 6.96/100
• National rank: #9972
• State rank: #124 of 129 in AL

Livability — York

• Score: 55/100
• State rank: #429
• US rank: #23192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,523

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 12,289 people
• By 2030: 11,899 · -3.2%
• By 2040: 11,250 · -8.5%
• By 2050: 10,972 · -10.7%
• By 2075: 12,179 · -0.9%
• By 2100: 13,454 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 31% Two or more races 1%
• Common ancestry: Serbian 2% Lithuanian 2% Scottish 1%
• Foreign-born: 0%

Political lean MEDSL · Sumter

• 2024 margin: Solid D (+41.2) · D 70.3% · R 29.1%
• 2008→2024 swing: -9.1pp toward R · 2008: 50.3pp · 2024: 41.2pp
• All cycles: 2024: D+41.2 2020: D+48.5 2016: D+49.4 2012: D+54.6 2008: D+50.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2025-12-05 Relisted — WAMLS
• 2025-11-19 Pending — WAMLS
• 2025-06-02 Listed $85,000 WAMLS