732 Avenue A · Selmont-West Selmont, AL 36701

$5,900

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 32 Days on market

Built 1983 0.38 ac lot ↓ 40% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers. Seller is assisted by an Attorney in Fact. Do not knock on door or approach house without prior communication.

Key facts

• 0.38 acre lot
• Built 1983
• Listed 32 days

Property features AI

Finance

• Other: Property parcel ID available
• Financial info: No financial details provided
• HOA & community: No subdivision/HOA listed

Exterior

• Parking: Off-street parking
• Security: No security features listed
• Utilities: Public water; Gas water heater; Underground utilities; Internet availability: Unknown
• Home design: Existing construction; Single-story entry layout (all main-level rooms)
• Construction: Siding (other) exterior; Slab foundation
• Exterior features: No patio, deck, garden, or pool; Not waterfront; Lot has no notable view; Flood plain: No

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms, all on the main level
• Flooring: Hardwood laminate flooring
• Bathrooms: One full bathroom with tub/shower combo
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings: Other (see remarks); No additional interior features listed
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $6k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $6k).
• Recommended offer: $6k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Dallas County (rural): math 2% / reading 22% proficiency, ranked #115 of 129 in AL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southside Primary School (151 students, 93% FRL); Southside High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 296 students, 91% FRL).
• Market conditions: 104 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $41 of loan paydown is wiped out by about $177 of value loss. Plan a longer hold.
• Dallas County population projected at -36% 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 $2k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($6k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $5,723 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 16.95% ✓
• Cap rate: 158.00%
• Cash-on-cash: 541.82%
• DSCR: 25.11
• GRM: 0.5

CMA / ARV

• ARV (on-the-fly): $51,702
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Avenue A St	0.03mi	3/1.0	1,272 (+3%)	2mo	$48,000	$38	92
865 Columbus Ct Unit A & B	0.23mi	3/2.0	1,222 (-1%)	13mo	$50,991	$42	73

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: —
• Equity multiple: 29.19×
• Total profit: $46,568
• Equity at exit: $880

10-year hold

• IRR: —
• Equity multiple: 62.62×
• Total profit: $101,794
• Equity at exit: $510

Cash invested: $1,652 (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 36701

• Home prices YoY: -6.3%
• Active inventory: 104
• Price-to-rent: 0.5×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$31
• Tax from tax record: −$11 /mo · $128/yr
• Insurance: −$2
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $746

Break-even live

Break-even rent $56

Max offer price $5,900

Occupancy floor 20%

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: $1,475
• Closing costs: $177
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4915 U.S. 80 Selma, AL	3.0	2.0	1050	$1,000	$0.95	43d	1	0.43mi

Listing history 18 events

1. 2026-06-19
   days on market $5,900 Active 32 DOM
2. 2026-06-18
   days on market $5,900 Active 31 DOM
3. 2026-06-17
   days on market $5,900 Active 30 DOM
4. 2026-06-16
   days on market $5,900 Active 29 DOM
5. 2026-06-15
   days on market $5,900 Active 28 DOM
6. 2026-06-14
   days on market $5,900 Active 26 DOM
7. 2026-06-12
   days on market $5,900 Active 25 DOM
8. 2026-06-09
   days on market $5,900 Active 22 DOM
9. 2026-06-08
   days on market $5,900 Active 21 DOM
10. 2026-06-07
    days on market $5,900 Active 20 DOM
11. 2026-06-07
    days on market $5,900 Active 19 DOM
12. 2026-06-04
    days on market $5,900 Active 16 DOM
13. 2026-06-02
    days on market $5,900 Active 15 DOM
14. 2026-06-01
    days on market $5,900 Active 14 DOM
15. 2026-05-31
    days on market $5,900 Active 13 DOM
16. 2026-05-31
    days on market $5,900 Active 12 DOM
17. 2026-05-18
    listed $14,900 Active
18. 2012-08-30
    soldstatus $25,000

ⓘ 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: $128 · $11/mo
• Projected year-2 tax: $128 · $11/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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,000
• − Mortgage interest: −$330
• − Property taxes: −$128
• − Insurance: −$30
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$172
• Taxable income: $9,420
• Est. tax owed @ 24.0%: −$2,261
• After-tax cash flow: $6,690/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: Dallas County
• NCES district ID: 0101110
• Math proficiency: 2% ▼ -28.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $32,660
• Composite: 9.54/100
• National rank: #9847
• State rank: #115 of 129 in AL

Livability — Selmont-West Selmont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 22,358

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 176.6034
• 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

-40.4% since first listed

2 events — show timeline

• 2026-05-18 Listed $14,900 Greater Alabama MLS
• 2012-08-30 Sold (Public Records) $25,000 Public Records

Property tax history

-8.0%/yr

Latest (2023): $128 · +6.2% YoY. Source: county tax records.