809 Woodland Rd · Alexander City, AL 35010

$50,000

3 bd · 2.0 ba · 1,308 sqft · SingleFamily public records · 18 Days on market

Built 1959 0.63 ac lot ↓ 36% 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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! With a desirable location and solid bones, this property is ready for your vision! Perfect for a rental portfolio, renovation project, or resale opportunity. Property is being sold as-is. Bring your vision and unlock the full potential of this investment opportunity.

Key facts

• 0.63 acre lot
• Parking
• Built 1959

Property features AI

Exterior

• Parking: Attached carport; 1-car carport
• Utilities: Public water; Utility availability: Unknown
• Home design: Single-story; Entry level: First floor
• Construction: Vinyl siding; Slab foundation; Built (year source: Public Records)
• Exterior features: City lot; Mature trees

Interior

• Bedrooms: Bedrooms located on the first floor
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms on the first floor
• Interior features: Vinyl flooring; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($848 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 2.5% in Alexander City — 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 55/100 on livability (#426 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Alexander City (town): math 18% / reading 39% proficiency, ranked #77 of 129 in AL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jim Pearson Elementary School (772 students, 46% FRL); Alexander City Middle School (math 12% / reading 39%, grade F, #158 of 257 statewide, top 63%, 459 students, 43% FRL); Benjamin Russell High School (math 17% / reading 22%, grade F, #169 of 305 statewide, top 59%, 812 students, 38% FRL).
• Market conditions: 205 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% 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 $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $49,250 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.70% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.50%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $154,344
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1797 Pineview Dr	0.15mi	3/2.0	1,318 (+1%)	1mo	$27,979	$21	91
640 Glenwood Rd	0.32mi	3/2.0	1,401 (+7%)	7mo	$166,000	$118	67
879 Woodland Rd	0.08mi	3/1.0	1,432 (+10%)	20mo	$160,000	$112	59
1125 Springhill Road Rd	0.48mi	3/2.0	1,310 (+0%)	24mo	$170,000	$130	57
1950 Pine St W	0.74mi	3/2.0	1,250 (-4%)	19mo	$180,000	$144	42
931 Springhill Rd	0.40mi	3/1.0	1,125 (-14%)	22mo	$118,000	$105	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 22.8%
• Equity multiple: 1.93×
• Total profit: $13,080
• Equity at exit: $7,455

10-year hold

• IRR: 30.7%
• Equity multiple: 3.76×
• Total profit: $38,688
• Equity at exit: $4,323

Cash invested: $14,000 (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 35010

• Home prices YoY: -22.3%
• Active inventory: 205
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $332

Break-even live

Break-even rent $428

Max offer price $50,000

Occupancy floor 56%

Sensitivity live

Price	-10% $361	-5% $347	+0% $332	+5% $318	+10% $304
Rent	-10% $265	-5% $299	+0% $332	+5% $366	+10% $399
Rate	-1.0pp $358	-0.5pp $345	base $332	+0.5pp $319	+1.0pp $306

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Oak St W Alexander City, AL	2.0	2.0	879	$1,099	$1.25	45d	1	0.70mi
1965 Summer St Unit B5 Alexander City, AL	2.0	1.5	1000	$650	$0.65	45d	1	0.94mi
1948 Washington St Unit E2 Alexander City, AL	3.0	1.5	1000	$750	$0.75	45d	1	0.94mi

Listing history 14 events

1. 2026-06-21
   days on market $50,000 Active 18 DOM
2. 2026-06-19
   days on market $50,000 Active 16 DOM
3. 2026-06-18
   days on market $50,000 Active 15 DOM
4. 2026-06-17
   days on market $50,000 Active 14 DOM
5. 2026-06-16
   days on market $50,000 Active 13 DOM
6. 2026-06-15
   days on market $50,000 Active 12 DOM
7. 2026-06-14
   days on market $50,000 Active 10 DOM
8. 2026-06-12
   days on market $50,000 Active 9 DOM
9. 2026-06-09
   days on market $50,000 Active 6 DOM
10. 2026-06-08
    days on market $50,000 Active 5 DOM
11. 2026-06-07
    days on market $50,000 Active 4 DOM
12. 2026-06-07
    days on market $50,000 Active 3 DOM
13. 2026-06-04
    remarks 290-char remark
14. 2026-06-04
    listed $50,000 Active 1 DOM

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $656 · $55/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 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $10,180
• − Mortgage interest: −$2,801
• − Property taxes: −$656
• − Insurance: −$250
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$1,455
• Taxable income: $3,390
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,176/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: Alexander City
• NCES district ID: 0100030
• Math proficiency: 18% ▼ -25.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $35,482
• Composite: 23.49/100
• National rank: #7871
• State rank: #77 of 129 in AL

Livability — Alexander City

• Score: 55/100
• State rank: #426
• US rank: #23127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexander City, AL
• City population: 19,619
• Population (ZIP): 19,619

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 29% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% German/W. Germanic 1%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.88%
• Current HPI: 170.2791
• 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

-35.9% since first listed

5 events — show timeline

• 2026-06-03 Listed $50,000 MAAR
• 2019-06-12 Listed $65,000 LMMLS
• 2019-04-25 Sold (Public Records) $64,000 Public Records
• 2015-06-04 Listed $69,900 LMMLS
• 2013-05-30 Listed $78,000 LMMLS

Property tax history

+13.2%/yr

Latest (2025): $656 · +0.0% YoY. Source: county tax records.