69 Caprice Ct · Kinsey, AL 36303

$156,900

3 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 38 Days on market

Built 1993

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Why this score? — see what drove the D+ 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 +18.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

4/2 Brick Dotha/Kinsey with carport. Owner Finance Available Major Remodel, New AC system. New Flooring, New MBR bathroom. Stainless appliances, French door Fridge, Glasstop stove and new stainless DW.

Key facts

• New flooring
• Stainless appliances
• New ac system

Tags

• NEW AC SYSTEM
• NEW FLOORING
• NEW MBR BATHROOM
• STAINLESS APPLIANCES
• FRENCH DOOR FRIDGE
• GLASSTOP STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $136k (13.2% below list).
• Recommended offer: $136k (13.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#165 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 233 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).
• This rent runs 30% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($152k) 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 $136,227 (13.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $59,125
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
92 Corvette Dr	0.22mi	4/1.5 (+1)	1,048 (-2%)	4mo	$41,500	$40	76
92 Corvette Dr	0.22mi	4/1.5 (+1)	1,046 (-3%)	4mo	$41,500	$40	75
436 Malibu	0.07mi	3/2.0	1,225 (+14%)	0mo	$500,000	$408	73
37 Camaro Ct	0.24mi	3/1.5	1,075 (0%)	18mo	$129,900	$121	72
295 Chevy Dr	0.25mi	3/1.0	1,050 (-2%)	12mo	$48,564	$46	70
53 Nova St	0.23mi	3/1.5	1,196 (+11%)	22mo	$66,150	$55	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-16,837
• Equity at exit: $23,394

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-3,792
• Equity at exit: $13,566

Cash invested: $43,932 (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 36303

• Active inventory: 233
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,362 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $136

Break-even live

Break-even rent $1,190

Max offer price $156,900

Occupancy floor 85%

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: $39,225
• Closing costs: $4,707
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Caprice Ct Kinsey, AL	3.0	1.5	1050	$1,250	$1.19	43d	1	0.04mi

Listing history 17 events

1. 2026-06-19
   days on market $156,900 Active 38 DOM
2. 2026-06-18
   days on market $156,900 Active 37 DOM
3. 2026-06-17
   days on market $156,900 Active 36 DOM
4. 2026-06-16
   pricedays on market $156,900 Active 35 DOM
5. 2026-06-15
   days on market $157,900 Active 34 DOM
6. 2026-06-14
   days on market $157,900 Active 32 DOM
7. 2026-06-12
   days on market $157,900 Active 31 DOM
8. 2026-06-09
   days on market $157,900 Active 28 DOM
9. 2026-06-08
   days on market $157,900 Active 27 DOM
10. 2026-06-07
    days on market $157,900 Active 26 DOM
11. 2026-06-05
    days on market $157,900 Active 23 DOM
12. 2026-06-03
    days on market $157,900 Active 22 DOM
13. 2026-06-02
    days on market $157,900 Active 21 DOM
14. 2026-06-01
    days on market $157,900 Active 20 DOM
15. 2026-05-31
    days on market $157,900 Active 19 DOM
16. 2026-05-30
    days on market $157,900 Active 18 DOM
17. 2026-05-12
    listed $157,900 Active 201-char remark

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$18/yr (+$1/mo · 2.9%)

ⓘ 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 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,347
• − Mortgage interest: −$8,789
• − Property taxes: −$625
• − Insurance: −$784
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,564
• Taxable loss: −$1,031
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,878/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Kinsey

• Score: 64/100
• State rank: #165
• US rank: #14540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinsey, AL
• County: Houston County · 47,783 people
• Metro: Dothan, AL
• Population (ZIP): 30,173
• Household income: $54,147
• Rent vs Own: 41.3% rent · 58.7% own
• Severe rent burden: 1156.0

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 50% Black 41% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.35%
• Current HPI: 182.6482
• Rent YoY: —
• Metro: Dothan, 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

-0.6% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $156,900 FSBO.com
• 2026-05-12 Listed $157,900 FSBO.com

Property tax history

+2.5%/yr

Latest (2025): $625 · +0.0% YoY. Source: county tax records.