2458 Hwy 183 · Haleyville, AL 35565

$150,000

4 bd · 1.0 ba · 2,310 sqft · SingleFamily · 84 Days on market

Built 1970 Fair condition 1.00 ac lot $65/sqft · 46% below area Est $275k · 46% under ↓ 17% 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 +12.8/30.0
• Appreciation +7.3/10.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Nice one owner home in the country & located in the East Franklin community. This home features 4 spacious bedrooms, large living room with fireplace, formal dining room along with an unfinished basement; perfect for storage or a storm cellar. Seller installed a tankless water heater in 2025 and the home has a metal roof that is approximately 20 yrs old. This brick home needs some care & updating, but for the square footage, it will make someone a wonderful home!! Seller plans on the moving storage building, but it may be negotiable. Buyer to verify any information about the property.

Key facts

• Metal roof
• Unfinished basement
• 1 acre lot

Tags

• UNFINISHED BASEMENT
• TANKLESS WATER HEATER
• METAL ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-15 ($-176/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (13.8% below list).
• Recommended offer: $129k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.6% in Haleyville — 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 60/100 on livability (#287 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Franklin County (rural): math 17% / reading 36% proficiency, ranked #84 of 129 in AL (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP; 15 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (4.6% local appreciation)).
• At projected returns (4.6% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $129,359 (13.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $275,420
• List price: $150,000
• Delta: -45.54%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.73×
• Total profit: $30,455
• Equity at exit: $81,595

10-year hold

• IRR: 12.9%
• Equity multiple: 3.25×
• Total profit: $94,520
• Equity at exit: $138,082

Cash invested: $42,000 (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 35565

• Home prices YoY: 3.5%
• Active inventory: 78
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-15

Break-even live

Break-even rent $1,312

Max offer price $147,877

Occupancy floor 96%

Sensitivity live

Price	-10% $89	-5% $37	+0% $-15	+5% $-67	+10% $-118
Rent	-10% $-117	-5% $-66	+0% $-15	+5% $36	+10% $88
Rate	-1.0pp $61	-0.5pp $23	base $-15	+0.5pp $-54	+1.0pp $-93

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $150,000 Active 84 DOM
2. 2026-06-21
   days on market $150,000 Active 83 DOM
3. 2026-06-19
   days on market $150,000 Active 81 DOM
4. 2026-06-18
   days on market $150,000 Active 80 DOM
5. 2026-06-17
   days on market $150,000 Active 79 DOM
6. 2026-06-16
   days on market $150,000 Active 78 DOM
7. 2026-06-15
   days on market $150,000 Active 77 DOM
8. 2026-06-14
   days on market $150,000 Active 75 DOM
9. 2026-06-13
   days on market $150,000 Active 74 DOM
10. 2026-06-10
    days on market $150,000 Active 72 DOM
11. 2026-06-09
    days on market $150,000 Active 71 DOM
12. 2026-06-08
    days on market $150,000 Active 70 DOM
13. 2026-06-07
    days on market $150,000 Active 69 DOM
14. 2026-06-05
    days on market $150,000 Active 66 DOM
15. 2026-06-03
    days on market $150,000 Active 65 DOM
16. 2026-06-02
    days on market $150,000 Active 64 DOM
17. 2026-06-01
    days on market $150,000 Active 63 DOM
18. 2026-05-31
    days on market $150,000 Active 62 DOM
19. 2026-05-30
    days on market $150,000 Active 61 DOM
20. 2026-05-05
    price $150,000 604-char remark

    Show marketing remark (604 chars)

    Nice one owner home in the country & located in the East Franklin community. This home features 4 spacious bedrooms, large living room with fireplace, formal dining room along with an unfinished basement; perfect for storage or a storm cellar. Seller installed a tankless water heater in 2025 and the home has a metal roof that is approximately 20 yrs old. This brick home needs some care & updating, but for the square footage, it will make someone a wonderful home!! Seller plans on the moving storage building, but it may be negotiable. Buyer to verify any information about the property.

21. 2026-03-27
    listed $179,900 Active 604-char remark

    Show marketing remark (604 chars)

    Nice one owner home in the country & located in the East Franklin community. This home features 4 spacious bedrooms, large living room with fireplace, formal dining room along with an unfinished basement; perfect for storage or a storm cellar. Seller installed a tankless water heater in 2025 and the home has a metal roof that is approximately 20 yrs old. This brick home needs some care & updating, but for the square footage, it will make someone a wonderful home!! Seller plans on the moving storage building, but it may be negotiable. Buyer to verify any information about the property.

ⓘ 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: $15,523
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$4,364
• Taxable loss: −$2,726
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $478/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This single-family home in the country requires significant repairs and updates to its exterior and interior, particularly the roof and siding, to improve its condition and value.

Repairs flagged

• Major roof — Significant wear and tear
• Major exterior siding — Significant wear and tear
• Major interior walls/paint — No visible condition

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both repair roof — Prevents water damage and increases value
• Both update interior walls and paint — Improves living space and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant wear and tear	Major	$15,000–50,000
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls/paint · No visible condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both repair roof — Prevents water damage and increases value ↑
• Both update interior walls and paint — Improves living space and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin County
• NCES district ID: 0101590
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $37,979
• Composite: 22.08/100
• National rank: #8187
• State rank: #84 of 129 in AL

Livability — Haleyville

• Score: 60/100
• State rank: #287
• US rank: #18676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,815

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 31,545 people
• By 2030: 31,335 · -0.7%
• By 2040: 30,983 · -1.8%
• By 2050: 30,744 · -2.5%
• By 2075: 30,173 · -4.3%
• By 2100: 29,478 · -6.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 2% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+73.3) · D 13.0% · R 86.2%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.2pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+65.9 2016: R+60.8 2012: R+40.5 2008: R+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 137.486
• 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

-16.6% since first listed

2 events — show timeline

• 2026-05-05 Price Changed $150,000 SAARMLS
• 2026-03-27 Listed $179,900 SAARMLS