4318 County Road 38 · Langston, AL 35771

$149,900

3 bd · 1.0 ba · 1,877 sqft · SingleFamily public records · 35 Days on market

Built 1968 5.10 ac lot

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Why this score? — see what drove the C- 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

5.1 Private Acres with a Personal Pond! Escape to the quiet countryside of Section, Alabama, with this unique 1,877-square-foot property. Situated on 5.1 expansive, level acres, the land features a small private pond. Built in 1968, the home serves as a solid "fixer-upper" canvas for investors or DIY enthusiasts looking to build equity in Jackson County. The structure features a classic ranch layout with a durable enameled metal roof and vinyl siding. Whether you’re looking to restore the existing 6-room home or utilize the vast acreage for a new vision, this property offers incredible potential. Sold As-Is! Motivated Seller, will considering all offers!

Key facts

• Private acres
• Classic ranch layout
• Small private pond

Tags

• PRIVATE ACRES
• PERSONAL POND
• EXPANSIVE LEVEL ACRES
• SMALL PRIVATE POND
• CLASSIC RANCH LAYOUT
• DURABLE ENAMELED METAL ROOF

Property features AI

Finance

• Other: Located in the Metes and Bounds subdivision
• HOA & community: No homeowners association

Exterior

• Parking: Attached carport; Gravel driveway
• Utilities: Public water service; Septic sewer; Propane available; Electric for central heating and cooling
• Home design: Single-family residence; One story; Built in 1968; Vinyl siding
• Construction: Vinyl siding construction; Built in 1968
• Exterior features: 5.1-acre lot; Public water; Septic tank

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/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 $143k (4.4% below list).
• Recommended offer: $143k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#482 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, housing B; Watch: amenities F, commute F, employment D-.
• Jackson County (rural): math 20% / reading 41% proficiency, ranked #70 of 129 in AL (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dutton Elementary School (math 37% / reading 52%, grade F, #171 of 627 statewide, top 31%, 224 students, 74% FRL); Stevenson Middle School (math 8% / reading 33%, grade F, #191 of 257 statewide, top 74%, 255 students, 66% FRL) — zoned schools average 70% FRL vs 55% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 46 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,315 (4.4% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-8,533
• Equity at exit: $22,351

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,661
• Equity at exit: $12,961

Cash invested: $41,972 (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 35771

• Home prices YoY: -14.0%
• Active inventory: 27
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,433 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $249

Break-even live

Break-even rent $1,119

Max offer price $149,900

Occupancy floor 78%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $149,900 Active 35 DOM
2. 2026-06-17
   days on market $149,900 Active 34 DOM
3. 2026-06-16
   days on market $149,900 Active 33 DOM
4. 2026-06-15
   days on market $149,900 Active 32 DOM
5. 2026-06-14
   days on market $149,900 Active 30 DOM
6. 2026-06-10
   days on market $149,900 Active 27 DOM
7. 2026-06-09
   days on market $149,900 Active 26 DOM
8. 2026-06-08
   days on market $149,900 Active 25 DOM
9. 2026-06-07
   statusdays on market $149,900 Active 24 DOM
10. 2026-05-06
    status Pending
11. 2026-05-01
    price $149,900
12. 2026-04-14
    price $159,900
13. 2026-04-14
    listed $149,900 Active

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$193/yr (+$16/mo · 45.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $17,198
• − Mortgage interest: −$8,397
• − Property taxes: −$421
• − Insurance: −$750
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − Depreciation: −$4,361
• Taxable income: $518
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $2,858/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: Jackson County
• NCES district ID: 0101830
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 41% ▼ -5.00%
• Median HH income: $36,886
• Composite: 25.28/100
• National rank: #7490
• State rank: #70 of 129 in AL

Livability — Langston

• Score: 53/100
• State rank: #482
• US rank: #24417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,113

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 50,261 people
• By 2030: 48,655 · -3.2%
• By 2040: 45,119 · -10.2%
• By 2050: 41,518 · -17.4%
• By 2075: 33,507 · -33.3%
• By 2100: 26,385 · -47.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+71.4) · D 13.9% · R 85.4%
• 2008→2024 swing: -34.5pp toward R · 2008: -36.9pp · 2024: -71.4pp
• All cycles: 2024: R+71.4 2020: R+67.5 2016: R+62.5 2012: R+41.9 2008: R+36.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.16%
• Current HPI: 203.6654
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-06 Pending — VMLS
• 2026-05-01 Price Changed $149,900 VMLS
• 2026-04-14 Price Changed $159,900 VMLS
• 2026-04-14 Listed $149,900 VMLS

Property tax history

+1.6%/yr

Latest (2025): $421 · -4.1% YoY. Source: county tax records.