112 N 13th Ave · Lanett, AL 36863

$128,200

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 111 Days on market

Built 1962 9,147 sqft lot $133/sqft · 15% above area Est $126k · at est.

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Why this score? — see what drove the D+ 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 +20.6/30.0
• ARV discount +6.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled and move-in ready, this 3-bedroom, 1-bath home in Lanett offers the perfect blend of comfort, convenience, and value. Thoughtfully updated and well maintained, the home features a functional layout ideal for everyday living. Located just minutes from West Point, you'll enjoy easy access to shopping, dining, and major employers including Kia Motors Manufacturing Georgia, with a short drive to Auburn and Opelika. As an added bonus, this property offers strong investment potential, with over two years of rental history at $1,200 per month, recently increased to $1,275 in October 2025. Turnkey and income-producing from day one. Do not disturb tenant. Interior photos were taken prior to current tenancy. Rental history and lease available upon request.

Key facts

• Recently remodeled
• Close to everything
• Well maintained

Tags

• RECENTLY REMODELED
• WELL MAINTAINED
• CLOSE TO EVERYTHING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (6.4% below list).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.8% in Lanett — 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 60/100 on livability (#301 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lanett City (town): math 5% / reading 19% proficiency, ranked #117 of 129 in AL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 43 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $886 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Chambers County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $69k; list at $128k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,662 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.73%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (median comp): $125,959
• List price: $128,200
• Delta: 1.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1006 South 5th St	0.32mi	3/2.0	1,000 (+4%)	4mo	$185,000	$185	72
1110 N 3rd St	0.09mi	2/2.0 (-1)	1,064 (+10%)	5mo	$45,000	$42	65
204 S 2nd Ave	0.61mi	3/1.5	957 (-1%)	15mo	$52,500	$55	55
909 N 13th St	0.53mi	3/1.0	1,075 (+11%)	4mo	$167,000	$155	53
806 S 11th St	0.67mi	3/1.0	888 (-8%)	7mo	$81,500	$92	49
1206 7th St S	0.41mi	2/1.0 (-1)	840 (-13%)	10mo	$23,000	$27	46
1414 S 8th St	0.53mi	2/1.0 (-1)	840 (-13%)	7mo	$50,000	$60	43
510 N 8th	0.43mi	3/1.5	1,064 (+10%)	24mo	$72,500	$68	41

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-9,909
• Equity at exit: $19,115

10-year hold

• IRR: 2.0%
• Equity multiple: 1.15×
• Total profit: $5,226
• Equity at exit: $11,084

Cash invested: $35,896 (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 36863

• Home prices YoY: -29.1%
• Active inventory: 95
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$672
• Tax from tax record: −$51 /mo · $611/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $171

Break-even live

Break-even rent $983

Max offer price $128,200

Occupancy floor 81%

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: $32,050
• Closing costs: $3,846
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 3rd Ave Unit K West Point, GA	2.0	2.5	1100	$1,200	$1.09	21d	1	1.11mi

Listing history 22 events

1. 2026-06-15
   days on market $128,200 Active 111 DOM
2. 2026-06-14
   days on market $128,200 Active 109 DOM
3. 2026-06-12
   days on market $128,200 Active 108 DOM
4. 2026-06-09
   days on market $128,200 Active 105 DOM
5. 2026-06-08
   days on market $128,200 Active 104 DOM
6. 2026-06-07
   days on market $128,200 Active 103 DOM
7. 2026-06-07
   days on market $128,200 Active 102 DOM
8. 2026-06-04
   days on market $128,200 Active 99 DOM
9. 2026-06-02
   days on market $128,200 Active 98 DOM
10. 2026-06-01
    days on market $128,200 Active 97 DOM
11. 2026-05-31
    days on market $128,200 Active 96 DOM
12. 2026-05-31
    days on market $128,200 Active 95 DOM
13. 2026-04-14
    listed $128,200 Active 778-char remark

    Show marketing remark (778 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 1-bath home in Lanett offers the perfect blend of comfort, convenience, and value. Thoughtfully updated and well maintained, the home features a functional layout ideal for everyday living. Located just minutes from West Point, you'll enjoy easy access to shopping, dining, and major employers including Kia Motors Manufacturing Georgia, with a short drive to Auburn and Opelika. As an added bonus, this property offers strong investment potential, with over two years of rental history at $1,200 per month, recently increased to $1,275 in October 2025. Turnkey and income-producing from day one. Do not disturb tenant. Interior photos were taken prior to current tenancy. Rental history and lease available upon request.

14. 2026-02-21
    listed $128,200 New 785-char remark

    Show marketing remark (785 chars)

    Beautifully remodeled and move-in ready, this 3-bedroom, 1-bath home in Lanett offers the perfect blend of comfort, convenience, and value. Thoughtfully updated and well maintained, the home features a functional layout ideal for everyday living. Located just minutes from West Point, you'll enjoy easy access to shopping, dining, and major employers including Kia Motors Manufacturing Georgia, with a short drive to Auburn and Opelika. As an added bonus, this property offers strong investment potential, with over two years of rental history at $1,200 per month, recently increased to $1,275 in October 2025. Turnkey and income-producing from day one. Do not disturb tenant. Interior photos were taken prior to current tenancy. Rental history and lease available upon request.

15. 2022-06-07
    soldstatus $68,800
16. 2022-06-03
    soldstatus $68,800
17. 2022-06-03
    soldstatus $68,800
18. 2021-11-12
    listed $90,000
19. 2021-11-12
    listed $90,000
20. 2010-06-02
    soldstatus $15,300
21. 2010-06-01
    soldstatus $15,300
22. 2010-03-17
    listed $15,300

ⓘ 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: $611 · $51/mo
• Projected year-2 tax: $611 · $51/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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$7,181
• − Property taxes: −$611
• − Insurance: −$641
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,729
• Taxable loss: −$67
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $2,072/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: Lanett City
• NCES district ID: 0101980
• Math proficiency: 5% ▼ -19.00%
• Reading proficiency: 19% ▼ -4.00%
• Median HH income: $27,834
• Composite: 9.11/100
• National rank: #9866
• State rank: #117 of 129 in AL

Livability — Lanett

• Score: 60/100
• State rank: #301
• US rank: #19159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lanett, AL
• Population (ZIP): 12,335

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 33,868 people
• By 2030: 33,504 · -1.1%
• By 2040: 32,594 · -3.8%
• By 2050: 31,422 · -7.2%
• By 2075: 29,054 · -14.2%
• By 2100: 25,431 · -24.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Chambers

• 2024 margin: Strong R (+23.2) · D 38.0% · R 61.2%
• 2008→2024 swing: -14.8pp toward R · 2008: -8.5pp · 2024: -23.2pp
• All cycles: 2024: R+23.2 2020: R+15.6 2016: R+14.8 2012: R+5.1 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.32%
• Current HPI: 154.4174
• 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

+737.9% since first listed

10 events — show timeline

• 2026-04-14 Listed $128,200 LCMLS
• 2026-02-21 Listed $128,200 GAMLS
• 2022-06-07 Sold (Public Records) $68,800 Public Records
• 2022-06-03 Sold (MLS) $68,800 EABOR
• 2022-06-03 Sold (MLS) $68,800 EABOR
• 2021-11-12 Listed $90,000 EABOR
• 2021-11-12 Listed $90,000 EABOR
• 2010-06-02 Sold (MLS) $15,300 MAAR
• 2010-06-01 Sold (Public Records) $15,300 Public Records
• 2010-03-17 Listed $15,300 MAAR

Property tax history

+5.0%/yr

Latest (2025): $611 · -0.2% YoY. Source: county tax records.