511 Auburn Ave · Andalusia, AL 36420

$89,500

2 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 98 Days on market

Built 1945 6,534 sqft lot $56/sqft · 36% below area Est $141k · 36% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• Appreciation +8.4/10.0
• 1% rule +6.7/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming 1945 Gambrel-Roof 2-story Cottage in a convenient in-town location. This well-loved property offers a comfortable layout with a traditional flow downstairs that includes a living room, dining room, kitchen, laundry room, and a convenient downstairs bathroom. Upstairs includes 2 bedrooms and 1 bathroom. With its unique style and solid 1940s construction, this home is perfect for buyers who appreciate charm, history, and a home with character. Inspections are welcome but house is being sold "as is. "

Key facts

• 2-story cottage
• In-town location
• Living room

Tags

• GAMBREL-ROOF
• 2-STORY COTTAGE
• IN-TOWN LOCATION
• COMFORTABLE LAYOUT
• LIVING ROOM
• DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 4.1% in Andalusia — 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 65/100 on livability (#142 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Andalusia City (town): math 29% / reading 48% proficiency, ranked #35 of 129 in AL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($619 loan paydown + $6k appreciation (6.8% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $25k 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 98 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $81,445 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.17% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (median comp): $140,867
• List price: $89,500
• Delta: -36.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 South Three Notch	0.14mi	2/2.0	1,423 (-10%)	13mo	$135,000	$95	65
313 Watson St	0.01mi	3/2.0 (+1)	1,424 (-10%)	19mo	$45,000	$32	61
400 Dunson St	0.42mi	3/2.0 (+1)	1,675 (+6%)	8mo	$147,000	$88	60
409 Church St	0.44mi	3/2.0 (+1)	1,509 (-5%)	9mo	$215,000	$142	58
207 Robinson Ave	0.67mi	3/2.0 (+1)	1,660 (+4%)	2mo	$130,500	$79	55
405 Church St	0.43mi	3/2.0 (+1)	1,509 (-5%)	16mo	$229,900	$152	54
407 Church St	0.43mi	3/2.0 (+1)	1,499 (-6%)	24mo	$232,375	$155	46
727 South Three Notch St	0.38mi	3/2.0 (+1)	1,770 (+12%)	18mo	$185,000	$105	43
202 East Watson St	0.29mi	3/2.0 (+1)	1,397 (-12%)	22mo	$129,500	$93	43
408 Brewton St	0.69mi	3/1.0 (+1)	1,378 (-13%)	4mo	$120,000	$87	33
606 Mclendon Ave	0.69mi	3/1.0 (+1)	1,368 (-14%)	9mo	$40,000	$29	28
223 Walker Ave	0.67mi	3/1.0 (+1)	1,376 (-13%)	16mo	$60,000	$44	24

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

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.74×
• Total profit: $43,514
• Equity at exit: $60,906

10-year hold

• IRR: 23.4%
• Equity multiple: 5.66×
• Total profit: $116,684
• Equity at exit: $114,697

Cash invested: $25,060 (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 36420

• Home prices YoY: 2.9%
• Active inventory: 87
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$469
• Tax est. 1.5%: −$112 /mo · $1,342/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $209

Break-even live

Break-even rent $783

Max offer price $89,500

Occupancy floor 75%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $89,500 Active 98 DOM
2. 2026-06-18
   days on market $89,500 Active 97 DOM
3. 2026-06-17
   days on market $89,500 Active 96 DOM
4. 2026-06-16
   days on market $89,500 Active 95 DOM
5. 2026-06-15
   days on market $89,500 Active 94 DOM
6. 2026-06-14
   days on market $89,500 Active 92 DOM
7. 2026-06-12
   days on market $89,500 Active 91 DOM
8. 2026-06-09
   days on market $89,500 Active 88 DOM
9. 2026-06-08
   days on market $89,500 Active 87 DOM
10. 2026-06-07
    days on market $89,500 Active 86 DOM
11. 2026-06-07
    days on market $89,500 Active 85 DOM
12. 2026-06-04
    days on market $89,500 Active 82 DOM
13. 2026-06-02
    days on market $89,500 Active 81 DOM
14. 2026-06-01
    days on market $89,500 Active 80 DOM
15. 2026-05-31
    days on market $89,500 Active 79 DOM
16. 2026-05-31
    days on market $89,500 Active 78 DOM
17. 2026-03-12
    listed $99,500 Active 522-char remark

    Show marketing remark (522 chars)

    Charming 1945 Gambrel-Roof 2-story Cottage in a convenient in-town location. This well-loved property offers a comfortable layout with a traditional flow downstairs that includes a living room, dining room, kitchen, laundry room, and a convenient downstairs bathroom. Upstairs includes 2 bedrooms and 1 bathroom. With its unique style and solid 1940s construction, this home is perfect for buyers who appreciate charm, history, and a home with character. Inspections are welcome but house is being sold "as is. "

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 19 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: $12,566
• − Mortgage interest: −$5,013
• − Property taxes: −$1,342
• − Insurance: −$448
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,604
• Taxable income: $1,148
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,229/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: Andalusia City
• NCES district ID: 0100060
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $32,645
• Composite: 31.52/100
• National rank: #5964
• State rank: #35 of 129 in AL

Livability — Andalusia

• Score: 65/100
• State rank: #142
• US rank: #13465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andalusia, AL
• City population: 9,861
• Population (ZIP): 10,358

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.81%
• Current HPI: 239.35
• 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

• 2026-03-12 Listed $99,500 CAOR

Property tax history

+9.7%/yr

Latest (2014): $170 · +9.7% YoY. Source: county tax records.