2450 Milwood Rd · Greensboro, AL 36744

$85,000

3 bd · 2.0 ba · 900 sqft · SingleFamily · 284 Days on market

Built 2022 1.50 ac 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 +24.8/30.0
• Appreciation +8.6/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Key facts

• 1.5 acre lot
• Built 2022
• Listed 283 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#106 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: amenities F, commute F, employment F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greensboro Elementary School (math 4% / reading 31%, grade F, #484 of 627 statewide, top 77%, 554 students, 78% FRL); Greensboro Middle School (math 2% / reading 17%, grade F, #227 of 257 statewide, top 90%, 232 students, 88% FRL); Greensboro High School (math 2% / reading 2%, grade F, #291 of 305 statewide, top 100%, 294 students, 84% FRL) — zoned schools average 83% FRL vs 68% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($588 loan paydown + $6k appreciation (7.2% local appreciation)).
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.76×
• Total profit: $42,004
• Equity at exit: $59,819

10-year hold

• IRR: 23.2%
• Equity multiple: 5.77×
• Total profit: $113,477
• Equity at exit: $114,469

Cash invested: $23,800 (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 36744

• Home prices YoY: 4.9%
• Active inventory: 36
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $180

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 76%

Sensitivity live

Price	-10% $238	-5% $209	+0% $180	+5% $150	+10% $121
Rent	-10% $103	-5% $141	+0% $180	+5% $218	+10% $256
Rate	-1.0pp $223	-0.5pp $201	base $180	+0.5pp $158	+1.0pp $135

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $85,000 Active 284 DOM
2. 2026-06-19
   days on market $85,000 Active 282 DOM
3. 2026-06-18
   days on market $85,000 Active 281 DOM
4. 2026-06-17
   days on market $85,000 Active 280 DOM
5. 2026-06-16
   days on market $85,000 Active 279 DOM
6. 2026-06-15
   days on market $85,000 Active 278 DOM
7. 2026-06-14
   days on market $85,000 Active 276 DOM
8. 2026-06-12
   days on market $85,000 Active 275 DOM
9. 2026-06-09
   days on market $85,000 Active 272 DOM
10. 2026-06-09
    status $85,000 Active 271 DOM
11. 2026-03-30
    status Pending
12. 2025-07-02
    listed $85,000 Active
13. 2025-06-30
    status Active
14. 2025-04-08
    historical
15. 2024-04-27
    listed $85,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,653
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$2,473
• Taxable income: $854
• Est. tax owed @ 24.0%: −$205
• After-tax cash flow: $1,952/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: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 of 129 in AL

Livability — Greensboro

• Score: 66/100
• State rank: #106
• US rank: #11741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,662

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 32% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.16%
• Current HPI: 153.454
• 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

5 events — show timeline

• 2026-03-30 Pending — WAMLS
• 2025-07-02 Listed $85,000 WAMLS
• 2025-06-30 Relisted — WAMLS
• 2025-04-08 Delisted — WAMLS
• 2024-04-27 Listed $85,000 WAMLS