558 Willa St · Ozark, AL 36360

$42,500

2 bd · 1.0 ba · 1,112 sqft · SingleFamily · 6 Days on market

Built 1958 Average condition 9,148 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special – Priced to Sell! Looking to start or expand your investment portfolio? This 2-bedroom, 1-bath home offers a great opportunity with much of the renovation work already underway. Recent updates include new LVP flooring throughout most of the home (excluding the kitchen and one bedroom), a new shower liner, and fresh interior paint with only a few finishing touches remaining. The kitchen cabinets have been repainted, and the cabinet doors are ready to be painted and reinstalled to complete the look. The home will require a new HVAC system, but the existing ductwork is already in place, helping reduce renovation costs. Whether you're searching for your next rental prope

Key facts

• Existing ductwork
• New lvp flooring
• Fresh interior paint

Tags

• NEW LVP FLOORING
• NEW SHOWER LINER
• FRESH INTERIOR PAINT
• KITCHEN CABINETS REPAINTED
• EXISTING DUCTWORK

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Cable available; Gas water heater
• Home design: Single-family residence; One story
• Construction: Masonite and stone exterior; Slab foundation
• Exterior features: Fenced yard (full); City lot

Interior

• Kitchen: Electric range
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Hot water heating; Has cooling
• Interior features: Electric range; Gas water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Cap rate 24.1% vs local median 4.3% in Ozark — 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 62/100 on livability (#224 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Ozark City (town): math 11% / reading 36% proficiency, ranked #99 of 129 in AL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Joseph W Lisenby Primary School (518 students, 68% FRL); D A Smith Middle School (math 7% / reading 35%, grade F, #188 of 257 statewide, top 74%, 485 students, 65% FRL); Carroll High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 638 students, 58% FRL) — zoned schools at 64% FRL track the district average.
• Market conditions: 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $294 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Dale County population projected at -20% 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $42,500

Questions for the listing agent

1. Built in 1958 — 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: 2.76% ✓
• Cap rate: 24.14%
• Cash-on-cash: 63.74%
• DSCR: 3.84
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $175,696
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Belcher Ave	0.43mi	3/1.0 (+1)	1,075 (-3%)	10mo	$118,000	$110	61
140 Belcher Ave	0.44mi	3/1.0 (+1)	1,075 (-3%)	10mo	$115,000	$107	60
479 Union N	0.42mi	2/1.0	980 (-12%)	4mo	$155,000	$158	57
465 Union N	0.43mi	2/2.0	980 (-12%)	6mo	$162,500	$166	51
446 W College St	0.65mi	3/1.5 (+1)	1,064 (-4%)	6mo	$118,000	$111	51
452 Merrick N	0.43mi	2/1.0	989 (-11%)	17mo	$169,000	$171	48

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: 62.8%
• Equity multiple: 3.81×
• Total profit: $33,388
• Equity at exit: $6,337

10-year hold

• IRR: 67.3%
• Equity multiple: 7.81×
• Total profit: $80,982
• Equity at exit: $3,675

Cash invested: $11,900 (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 36360

• Home prices YoY: -6.9%
• Active inventory: 184
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $632

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 41%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Aventura Ct Unit 183 Ozark, AL	3.0	1.0	850	$1,100	$1.29	43d	1	0.64mi
310 Stratford Dr Ozark, AL	2.0	2.5	1500	$1,300	$0.87	43d	1	1.11mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $42,500 Pending 6 DOM
2. 2026-06-04
   pricedays on market $42,500 Active 5 DOM
3. 2026-06-02
   pricedays on market $58,900 Active 4 DOM
4. 2026-06-01
   days on market $59,900 Active 3 DOM
5. 2026-05-31
   days on market $59,900 Active 2 DOM
6. 2026-05-29
   listed $59,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,062
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$1,236
• Taxable income: $7,345
• Est. tax owed @ 24.0%: −$1,763
• After-tax cash flow: $5,822/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 · 12 photos

Average 55/100 Moderate rehab

This 2-bedroom, 1-bath home requires moderate renovations, including new countertops, fixtures, and an HVAC system, to improve its resale and rental value.

Repairs flagged

• Major Exposed subfloor in kitchen and bath — Structural damage
• Major Missing countertops in kitchen — Aesthetic and functional
• Major Missing fixtures in bath — Aesthetic and functional
• Major New HVAC system — Energy efficiency and comfort

Value-add opportunities

• Both Painting interior walls — Enhances curb appeal and interior aesthetics
• Both New countertops and fixtures — Improves functionality and aesthetics
• Both New HVAC system — Enhances comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Missing countertops in kitchen · Aesthetic and functional	Major	$15,000–50,000
Missing fixtures in bath · Aesthetic and functional	Major	$15,000–50,000
New HVAC system · Energy efficiency and comfort	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Painting interior walls — Enhances curb appeal and interior aesthetics ↑
• Both New countertops and fixtures — Improves functionality and aesthetics ↑
• Both New HVAC system — Enhances comfort and energy efficiency ↑

ⓘ 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: Ozark City
• NCES district ID: 0102640
• Math proficiency: 11% ▼ -24.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $39,155
• Composite: 19.67/100
• National rank: #8733
• State rank: #99 of 129 in AL

Livability — Ozark

• Score: 62/100
• State rank: #224
• US rank: #16855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ozark, AL
• City population: 19,461
• Population (ZIP): 19,461

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 27% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 198.6765
• 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

1 event — show timeline

• 2026-05-29 Listed $59,900 WBR