33 Helens Rd · Parrish, AL 35580

$110,000

2 bd · 1.0 ba · 1,132 sqft · SingleFamily public records · 99 Days on market

Built 1985 0.70 ac lot $97/sqft · at area comps Est $112k · at est.

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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 +27.1/30.0
• DSCR +9.4/10.0
• Appreciation +9.4/10.0
• ARV discount +8.2/15.0
• 1% rule +7.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +2.2/10.0

Listing remarks MLS

If you are looking for a nice home with yard space this could be for you. Very well kept home in a private area

Key facts

• Private area
• Yard space
• 0.7 acre lot

Tags

• YARD SPACE
• PRIVATE AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#549 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D-, crime F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($761 loan paydown + $10k appreciation (8.7% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $26k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $110k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.23% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $111,703
• List price: $110,000
• Delta: -1.52%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

8.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.8%
• Equity multiple: 3.29×
• Total profit: $70,432
• Equity at exit: $89,119

10-year hold

• IRR: 27.2%
• Equity multiple: 7.17×
• Total profit: $190,077
• Equity at exit: $182,472

Cash invested: $30,800 (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 35580

• Home prices YoY: 3.9%
• Active inventory: 18
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $312

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 72%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $110,000 Active 99 DOM
2. 2026-06-17
   days on market $110,000 Active 98 DOM
3. 2026-06-16
   days on market $110,000 Active 97 DOM
4. 2026-06-15
   days on market $110,000 Active 96 DOM
5. 2026-06-13
   days on market $110,000 Active 94 DOM
6. 2026-06-13
   days on market $110,000 Active 93 DOM
7. 2026-06-10
   days on market $110,000 Active 91 DOM
8. 2026-06-09
   days on market $110,000 Active 90 DOM
9. 2026-06-08
   days on market $110,000 Active 89 DOM
10. 2026-06-07
    days on market $110,000 Active 88 DOM
11. 2026-06-05
    days on market $110,000 Active 85 DOM
12. 2026-06-03
    days on market $110,000 Active 84 DOM
13. 2026-06-03
    days on market $110,000 Active 83 DOM
14. 2026-06-01
    days on market $110,000 Active 82 DOM
15. 2026-05-31
    days on market $110,000 Active 81 DOM
16. 2026-05-02
    historical Contingent 111-char remark

    Show marketing remark (111 chars)

    If you are looking for a nice home with yard space this could be for you. Very well kept home in a private area

17. 2026-04-16
    price $110,000 111-char remark

    Show marketing remark (111 chars)

    If you are looking for a nice home with yard space this could be for you. Very well kept home in a private area

18. 2026-03-10
    listed $136,000 Active 111-char remark

    Show marketing remark (111 chars)

    If you are looking for a nice home with yard space this could be for you. Very well kept home in a private area

19. 2013-06-28
    soldstatus $52,000 136-char remark

    Show marketing remark (136 chars)

    #2477 - PARRISH - 2BR, 1BA, neat as can be and move in ready!! Low maintenance, great yard and front porch just needs a swing!! $54,900

20. 2013-05-01
    listed $54,900 136-char remark

    Show marketing remark (136 chars)

    #2477 - PARRISH - 2BR, 1BA, neat as can be and move in ready!! Low maintenance, great yard and front porch just needs a swing!! $54,900

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°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: $16,289
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,200
• Taxable income: $2,121
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $3,237/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Parrish

• Score: 46/100
• State rank: #549
• US rank: #26522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parrish, AL
• Population (ZIP): 3,526

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Italian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.73%
• Current HPI: 235.753
• 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

+100.4% since first listed

5 events — show timeline

• 2026-05-02 Contingent — Greater Alabama MLS
• 2026-04-16 Price Changed $110,000 Greater Alabama MLS
• 2026-03-10 Listed $136,000 Greater Alabama MLS
• 2013-06-28 Sold (MLS) $52,000 Walker County Area MLS
• 2013-05-01 Listed $54,900 Walker County Area MLS

Property tax history

+1.6%/yr

Latest (2024): $178 · +4.3% YoY. Source: county tax records.