102 Baxter St · Daleville, AL 36322

$149,900

2 bd · 2.0 ba · 1,243 sqft · SingleFamily public records · 298 Days on market

Built 1970 0.60 ac lot $121/sqft · 24% below area Est $221k · 32% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Full of character and ready for a new owner’s personal touch! This house sits on a large fenced lot and is ideally located at the end of a dead-end street which enhances privacy. Several mature trees and the wooded property line create a nice buffer from neighboring properties. The original carport was converted into a large living room several years ago and provides a great space for family gatherings. Located out back is a nice sized storage building. The sale also includes the adjoining lot. This house presents the perfect opportunity for any buyer to design and personalize every corner!

Key facts

• Wooded property line
• Large fenced lot
• Dead-end street

Tags

• LARGE FENCED LOT
• DEAD-END STREET
• MATURE TREES
• WOODED PROPERTY LINE
• CONVERTED CARPORT
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $42 ($510/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 $117k (21.6% below list).
• Recommended offer: $117k (21.6% below list) — sets the bar for 1% rule.

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).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

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 $117,455 (21.6% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $221,013
• List price: $149,900
• Delta: -32.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Bruer Rd	0.06mi	3/2.0 (+1)	1,420 (+14%)	2mo	$159,000	$112	67
303 Bruer Rd	0.08mi	3/2.0 (+1)	1,080 (-13%)	3mo	$157,900	$146	67
100 Demaria St	0.16mi	3/2.0 (+1)	1,305 (+5%)	23mo	$128,000	$98	60

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: 25.1%
• Equity multiple: 3.01×
• Total profit: $84,270
• Equity at exit: $135,042

10-year hold

• IRR: 22.1%
• Equity multiple: 6.86×
• Total profit: $245,884
• Equity at exit: $291,223

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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$37 /mo · $443/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $42

Break-even live

Break-even rent $1,121

Max offer price $149,900

Occupancy floor 91%

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 19 events

1. 2026-06-19
   days on market $149,900 Active 298 DOM
2. 2026-06-18
   days on market $149,900 Active 297 DOM
3. 2026-06-17
   days on market $149,900 Active 296 DOM
4. 2026-06-16
   days on market $149,900 Active 295 DOM
5. 2026-06-15
   days on market $149,900 Active 294 DOM
6. 2026-06-14
   days on market $149,900 Active 292 DOM
7. 2026-06-12
   days on market $149,900 Active 291 DOM
8. 2026-06-09
   pricedays on market $149,900 Active 288 DOM
9. 2026-06-08
   days on market $155,000 Active 287 DOM
10. 2026-06-07
    days on market $155,000 Active 286 DOM
11. 2026-06-05
    days on market $155,000 Active 283 DOM
12. 2026-06-03
    days on market $155,000 Active 282 DOM
13. 2026-06-02
    days on market $155,000 Active 281 DOM
14. 2026-06-01
    days on market $155,000 Active 280 DOM
15. 2026-05-31
    days on market $155,000 Active 279 DOM
16. 2026-05-30
    days on market $155,000 Active 278 DOM
17. 2026-02-16
    price $155,000 604-char remark

    Show marketing remark (604 chars)

    Full of character and ready for a new owner’s personal touch! This house sits on a large fenced lot and is ideally located at the end of a dead-end street which enhances privacy. Several mature trees and the wooded property line create a nice buffer from neighboring properties. The original carport was converted into a large living room several years ago and provides a great space for family gatherings. Located out back is a nice sized storage building. The sale also includes the adjoining lot. This house presents the perfect opportunity for any buyer to design and personalize every corner!

18. 2025-11-18
    price $160,000 604-char remark

    Show marketing remark (604 chars)

    Full of character and ready for a new owner’s personal touch! This house sits on a large fenced lot and is ideally located at the end of a dead-end street which enhances privacy. Several mature trees and the wooded property line create a nice buffer from neighboring properties. The original carport was converted into a large living room several years ago and provides a great space for family gatherings. Located out back is a nice sized storage building. The sale also includes the adjoining lot. This house presents the perfect opportunity for any buyer to design and personalize every corner!

19. 2025-08-25
    listed $165,000 Active 604-char remark

    Show marketing remark (604 chars)

    Full of character and ready for a new owner’s personal touch! This house sits on a large fenced lot and is ideally located at the end of a dead-end street which enhances privacy. Several mature trees and the wooded property line create a nice buffer from neighboring properties. The original carport was converted into a large living room several years ago and provides a great space for family gatherings. Located out back is a nice sized storage building. The sale also includes the adjoining lot. This house presents the perfect opportunity for any buyer to design and personalize every corner!

ⓘ 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: $443 · $37/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$172/yr (+$14/mo · 38.9%)

ⓘ 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 3/10 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: $14,095
• − Mortgage interest: −$8,397
• − Property taxes: −$443
• − Insurance: −$750
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$4,361
• Taxable loss: −$2,110
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $1,016/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

-6.1% since first listed

3 events — show timeline

• 2026-02-16 Price Changed $155,000 WBR
• 2025-11-18 Price Changed $160,000 WBR
• 2025-08-25 Listed $165,000 WBR

Property tax history

+13.3%/yr

Latest (2024): $443 · +28.4% YoY. Source: county tax records.