29 Woodland Ct · Daleville, AL 36322

$87,900

4 bd · 1.0 ba · 1,698 sqft · SingleFamily public records · 3 Days on market

Built 1968 0.73 ac lot Est $170k · 48% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Wonderful investment or flip opportunity in the Ft. Rucker area! Or the chance to remodel and create your dream home from a house built with great bones. Bring your tools and ideas to create your new masterpiece! This home was built with love & integrity by the current owners grandfather, an Army helicopter pilot and flight trainer who watched over every aspect of it's build to ensure the best quality build. Situated on a 1/2 acre lot, this 4 Bedroom 2 Bath features a large living room, spacious eat in kitchen with all appliances and plenty of counter space, a formal dining room with views of the patio and back yard, 3 spacious bedrooms and a smaller room great for a nursery or h

Key facts

• Formal dining room
• 1/2 acre lot
• Large living room

Tags

• 1/2 ACRE LOT
• LARGE LIVING ROOM
• SPACIOUS EAT IN KITCHEN
• FORMAL DINING ROOM
• UPDATED FLOORING
• TWO CAR COVERED CARPORT

Property features AI

Exterior

• Parking: Attached carport; 2-car carport; Driveway; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; One level; Brick construction
• Construction: Brick construction
• Exterior features: Level topography; City lot; Corner lot; Paved road access

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Range hood; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Hot water heating; Electric heating; Central air conditioning; Electric cooling; Heat pump
• Interior features: Storage; Patio; Fenced yard (full)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Cap rate 14.2% vs local median 6.5% in Daleville — 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 61/100 on livability (#278 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety D, schools F, amenities F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $9k of equity ($608 loan paydown + $9k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $87,900

Questions for the listing agent

1. Built in 1968 — 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. 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: 1.68% ✓
• Cap rate: 14.21%
• Cash-on-cash: 28.27%
• DSCR: 2.26
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $169,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Fairview Ln	0.08mi	3/2.0 (-1)	1,540 (-9%)	7mo	$135,000	$88	66
3 Meadow Dr	0.14mi	3/2.0 (-1)	1,473 (-13%)	4mo	$238,000	$162	59
3 Brown Ave	0.59mi	4/3.0	1,686 (-1%)	5mo	$185,000	$110	59
25 Andrews Dr	0.62mi	3/2.0 (-1)	1,702 (+0%)	11mo	$172,000	$101	53
26 Goff St	0.41mi	3/2.0 (-1)	1,905 (+12%)	2mo	$190,000	$100	50
47 Andrews Dr	0.57mi	3/2.0 (-1)	1,732 (+2%)	14mo	$163,000	$94	50
15 Hall St	0.65mi	3/2.0 (-1)	1,609 (-5%)	4mo	$175,000	$109	48
21 Hall St	0.60mi	3/2.0 (-1)	1,836 (+8%)	6mo	$95,000	$52	45
50 Richardson Dr	0.48mi	3/2.5 (-1)	1,816 (+7%)	14mo	$150,000	$83	43
16 Wells Ave	0.64mi	3/2.5 (-1)	1,786 (+5%)	13mo	$141,000	$79	40
39 Andrews Dr	0.53mi	3/2.5 (-1)	1,922 (+13%)	10mo	$145,000	$75	34
65 Andrews Dr	0.71mi	3/2.0 (-1)	1,842 (+8%)	12mo	$184,900	$100	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.7%
• Equity multiple: 4.45×
• Total profit: $84,818
• Equity at exit: $79,187

10-year hold

• IRR: 39.7%
• Equity multiple: 9.97×
• Total profit: $220,751
• Equity at exit: $170,770

Cash invested: $24,612 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,480 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $580

Break-even live

Break-even rent $746

Max offer price $87,900

Occupancy floor 56%

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: $21,975
• Closing costs: $2,637
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-07
   statusdays on market $87,900 Pending 3 DOM
2. 2026-06-05
   days on market $87,900 Active 2 DOM
3. 2026-06-03
   remarks 695-char remark
4. 2026-06-03
   listed $87,900 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: $1,097 · $91/mo
• Projected year-2 tax: $1,097 · $91/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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $17,756
• − Mortgage interest: −$4,924
• − Property taxes: −$1,097
• − Insurance: −$440
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$2,557
• Taxable income: $5,897
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $5,543/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Daleville

• Score: 61/100
• State rank: #278
• US rank: #18463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daleville, AL
• County: Dale County · 7,959 people
• City population: 7,740
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 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: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

• 2026-06-02 Listed $87,900 WBR

Property tax history

+4.0%/yr

Latest (2025): $1,097 · +6.8% YoY. Source: county tax records.