504 Hickory St · Greenville, AL 36037

$105,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 26 Days on market

Built 2021 9,988 sqft lot ↓ 20% since listing

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

First time home buyers, welcome home! This well maintained ready to move in home is just for YOU and is conveniently located close to downtown Greenville. Enjoy your morning cup of coffee on the forch porch or back deck. This home is aslo partially fenced, but offers a nice size backyard. Plenty of yard space for the kids and fur babies to run around in. Property also comes with a detached storgae unit, stove, refrigerator, and dishwasher. You do not want to miss out on this charming home, so call today and schedule a tour.

Key facts

• Driveway
• Central heat and air
• Living room

Tags

• CONVENTIONAL FOUNDATION
• VINYL SIDING
• CENTRAL HEAT AND AIR
• DRIVEWAY
• LIVING ROOM
• EAT IN KITCHEN

Property features AI

Finance

• Other: City lot (approx. 0.2293 acres)

Exterior

• Parking: Driveway
• Utilities: Public water; Cable available
• Home design: Single-story; Vinyl siding
• Construction: Built according to public records; Vinyl siding
• Exterior features: Covered porch

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Eat-in Kitchen (first level); Living Room (first level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Vinyl flooring; Porch
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $135 ($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 $97k (7.2% below list).
• Recommended offer: $97k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.4% in Greenville — 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 58/100 on livability (#358 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Butler County (town): math 7% / reading 26% proficiency, ranked #113 of 129 in AL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 63 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 13 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 94% 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 $97,419 (7.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.93% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $45,675
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
706 Wright St	0.22mi	2/1.0 (-1)	1,368 (+5%)	7mo	$10,000	$7	71
536 Bell St	0.28mi	3/2.0	1,445 (+11%)	2mo	$50,000	$35	63
541 Norvel St	0.62mi	3/2.0	1,250 (-4%)	11mo	$150,000	$120	50

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-8,455
• Equity at exit: $15,656

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $3,545
• Equity at exit: $9,078

Cash invested: $29,400 (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 36037

• Active inventory: 63
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $135

Break-even live

Break-even rent $803

Max offer price $105,000

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Perdue Pl Greenville, AL	2.0–3.0	1.0	1018	$1,099	$1.08	21d	1	0.19mi
340 Hickory St Unit B Greenville, AL	2.0	1.0	950	$850	$0.89	21d	1	0.19mi
593 Perdue Pl Greenville, AL	4.0	2.0	1525	$950	$0.62	44d	1	0.29mi
100 Manor Ct Greenville, AL	1.0–2.0	1.0	871	$999	$1.15	44d	1	1.40mi

Listing history 11 events

1. 2026-04-30
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-23
   price $105,000
4. 2026-04-15
   status Active
5. 2026-01-22
   status Pending
6. 2026-01-09
   listed $115,000 Active
7. 2025-02-18
   listed $145,000 Active
8. 2023-06-06
   status Pending 529-char remark

   Show marketing remark (529 chars)

   First time home buyers, welcome home! This well maintained ready to move in home is just for YOU and is conveniently located close to downtown Greenville. Enjoy your morning cup of coffee on the forch porch or back deck. This home is aslo partially fenced, but offers a nice size backyard. Plenty of yard space for the kids and fur babies to run around in. Property also comes with a detached storgae unit, stove, refrigerator, and dishwasher. You do not want to miss out on this charming home, so call today and schedule a tour.

9. 2023-06-02
   soldstatus $132,000 Closed 529-char remark

   Show marketing remark (529 chars)

   First time home buyers, welcome home! This well maintained ready to move in home is just for YOU and is conveniently located close to downtown Greenville. Enjoy your morning cup of coffee on the forch porch or back deck. This home is aslo partially fenced, but offers a nice size backyard. Plenty of yard space for the kids and fur babies to run around in. Property also comes with a detached storgae unit, stove, refrigerator, and dishwasher. You do not want to miss out on this charming home, so call today and schedule a tour.

10. 2023-04-23
    historical Contingent 529-char remark

    Show marketing remark (529 chars)

    First time home buyers, welcome home! This well maintained ready to move in home is just for YOU and is conveniently located close to downtown Greenville. Enjoy your morning cup of coffee on the forch porch or back deck. This home is aslo partially fenced, but offers a nice size backyard. Plenty of yard space for the kids and fur babies to run around in. Property also comes with a detached storgae unit, stove, refrigerator, and dishwasher. You do not want to miss out on this charming home, so call today and schedule a tour.

11. 2023-04-12
    listed $132,000 Active 529-char remark

    Show marketing remark (529 chars)

    First time home buyers, welcome home! This well maintained ready to move in home is just for YOU and is conveniently located close to downtown Greenville. Enjoy your morning cup of coffee on the forch porch or back deck. This home is aslo partially fenced, but offers a nice size backyard. Plenty of yard space for the kids and fur babies to run around in. Property also comes with a detached storgae unit, stove, refrigerator, and dishwasher. You do not want to miss out on this charming home, so call today and schedule a tour.

ⓘ 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: $482 · $40/mo
• Projected year-2 tax: $482 · $40/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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,690
• − Mortgage interest: −$5,882
• − Property taxes: −$482
• − Insurance: −$525
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$3,055
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,650/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: Butler County
• NCES district ID: 0100510
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $32,919
• Composite: 13.31/100
• National rank: #9539
• State rank: #113 of 129 in AL

Livability — Greenville

• Score: 58/100
• State rank: #358
• US rank: #20993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, AL
• Population (ZIP): 12,974

Population outlook (Butler County) Hauer SSP2

• Today (2025): 18,662 people
• By 2030: 17,783 · -4.7%
• By 2040: 16,040 · -14.0%
• By 2050: 14,498 · -22.3%
• By 2075: 11,409 · -38.9%
• By 2100: 9,080 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (52%)
• Race & ethnicity: Black 52% White 43% Two or more races 2% Hispanic / Latino 2% Asian 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+22.7) · D 38.4% · R 61.1%
• 2008→2024 swing: -9.3pp toward R · 2008: -13.3pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+15.7 2016: R+13.5 2012: R+7.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.19%
• Current HPI: 91.9114
• 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

-20.5% since first listed

11 events — show timeline

• 2026-04-30 Pending — MAAR
• 2026-04-23 Relisted — MAAR
• 2026-04-23 Price Changed $105,000 MAAR
• 2026-04-15 Relisted — MAAR
• 2026-01-22 Pending — MAAR
• 2026-01-09 Listed $115,000 MAAR
• 2025-02-18 Listed $145,000 MAAR
• 2023-06-06 Pending — MAAR
• 2023-06-02 Sold (MLS) $132,000 MAAR
• 2023-04-23 Contingent — MAAR
• 2023-04-12 Listed $132,000 MAAR

Property tax history

+4.7%/yr

Latest (2025): $482 · +7.6% YoY. Source: county tax records.