2121 Elkdale St · Selma, AL 36701

$10,500

2 bd · 1.0 ba · 954 sqft · SingleFamily public records · 538 Days on market

Built 1954 7,540 sqft lot $11/sqft · 65% below area ↓ 58% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY SALE - INVESTMENT PROPERTY /FIXER UPPER. ( SOLD AS IS WHERE IS) - NEEDS LOT OF WORK/ HAD A FIRE IN PROPERTY. TWO BEDROOM 1 BATH, 954 SQ FT, LOCATED IN CITY LIMITS, IN RESIDENTIAL NEIGHBORHOOD , CORNER LOT, BEHIND ELKDALE BAPTIST CHURCH , SELMA, AL. SMALL COTTAGE PROPERTY.

Key facts

• 7,540 sq ft lot
• Parking
• Built 1954

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $10k).
• Recommended offer: $9k (12.0% below list) — sets the bar for market timing.
• Cap rate 69.7% vs local median 7.5% in Selma — 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 56/100 on livability (#407 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Selma City (town): math 2% / reading 23% proficiency, ranked #118 of 129 in AL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $73 of loan paydown is wiped out by about $315 of value loss. Plan a longer hold.
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 538 days — a 12% lower offer ($9k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $14k (58%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $9,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 538 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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. 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?
8. 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.
9. 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.
10. 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: 7.61% ✓
• Cap rate: 69.69%
• Cash-on-cash: 226.43%
• DSCR: 11.07
• GRM: 1.1

CMA / ARV

• ARV (median comp): $29,707
• List price: $10,500
• Delta: -64.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2109 Bienville St	0.17mi	2/1.0	888 (-7%)	10mo	$12,000	$14	72
1903 Union St	0.33mi	2/1.0	901 (-6%)	16mo	$18,333	$20	62
521 Third Ave	0.36mi	2/1.0	1,074 (+13%)	6mo	$10,000	$9	57
1203 5th Ave	0.41mi	2/1.0	816 (-14%)	16mo	$18,333	$22	44

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: —
• Equity multiple: 12.44×
• Total profit: $33,645
• Equity at exit: $1,566

10-year hold

• IRR: —
• Equity multiple: 26.46×
• Total profit: $74,852
• Equity at exit: $908

Cash invested: $2,940 (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 36701

• Home prices YoY: -6.3%
• Active inventory: 104
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$55
• Tax from tax record: −$17 /mo · $204/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $555

Break-even live

Break-even rent $97

Max offer price $10,500

Occupancy floor 26%

Sensitivity live

Price	-10% $561	-5% $558	+0% $555	+5% $552	+10% $549
Rent	-10% $492	-5% $523	+0% $555	+5% $586	+10% $618
Rate	-1.0pp $560	-0.5pp $557	base $555	+0.5pp $552	+1.0pp $549

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: $2,625
• Closing costs: $315
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Cloverdale Rd Selma, AL	2.0–3.0	1.5–2.5	1204	$799	$0.66	21d	1	0.83mi

Listing history 10 events

1. 2026-06-02
   status $10,500 Pending 538 DOM
2. 2026-06-01
   days on market $10,500 Contingent 538 DOM
3. 2026-05-31
   days on market $10,500 Contingent 537 DOM
4. 2026-05-31
   days on market $10,500 Contingent 536 DOM
5. 2026-05-18
   historical Contingent 282-char remark

   Show marketing remark (282 chars)

   CASH ONLY SALE - INVESTMENT PROPERTY /FIXER UPPER. ( SOLD AS IS WHERE IS) - NEEDS LOT OF WORK/ HAD A FIRE IN PROPERTY. TWO BEDROOM 1 BATH, 954 SQ FT, LOCATED IN CITY LIMITS, IN RESIDENTIAL NEIGHBORHOOD , CORNER LOT, BEHIND ELKDALE BAPTIST CHURCH , SELMA, AL. SMALL COTTAGE PROPERTY.

6. 2025-12-21
   price $10,500 282-char remark

   Show marketing remark (282 chars)

   CASH ONLY SALE - INVESTMENT PROPERTY /FIXER UPPER. ( SOLD AS IS WHERE IS) - NEEDS LOT OF WORK/ HAD A FIRE IN PROPERTY. TWO BEDROOM 1 BATH, 954 SQ FT, LOCATED IN CITY LIMITS, IN RESIDENTIAL NEIGHBORHOOD , CORNER LOT, BEHIND ELKDALE BAPTIST CHURCH , SELMA, AL. SMALL COTTAGE PROPERTY.

7. 2025-01-21
   price $12,500 282-char remark

   Show marketing remark (282 chars)

   CASH ONLY SALE - INVESTMENT PROPERTY /FIXER UPPER. ( SOLD AS IS WHERE IS) - NEEDS LOT OF WORK/ HAD A FIRE IN PROPERTY. TWO BEDROOM 1 BATH, 954 SQ FT, LOCATED IN CITY LIMITS, IN RESIDENTIAL NEIGHBORHOOD , CORNER LOT, BEHIND ELKDALE BAPTIST CHURCH , SELMA, AL. SMALL COTTAGE PROPERTY.

8. 2024-12-10
   listed $25,000 Active 282-char remark

   Show marketing remark (282 chars)

   CASH ONLY SALE - INVESTMENT PROPERTY /FIXER UPPER. ( SOLD AS IS WHERE IS) - NEEDS LOT OF WORK/ HAD A FIRE IN PROPERTY. TWO BEDROOM 1 BATH, 954 SQ FT, LOCATED IN CITY LIMITS, IN RESIDENTIAL NEIGHBORHOOD , CORNER LOT, BEHIND ELKDALE BAPTIST CHURCH , SELMA, AL. SMALL COTTAGE PROPERTY.

9. 2024-09-11
   price $22,000
10. 2024-06-10
    listed $25,000 Active

ⓘ 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: $204 · $17/mo
• Projected year-2 tax: $204 · $17/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $9,588
• − Mortgage interest: −$588
• − Property taxes: −$204
• − Insurance: −$52
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$305
• Taxable income: $6,904
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $5,000/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: Selma City
• NCES district ID: 0102970
• Math proficiency: 2% ▼ -24.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $23,380
• Composite: 9.07/100
• National rank: #9870
• State rank: #118 of 129 in AL

Livability — Selma

• Score: 56/100
• State rank: #407
• US rank: #22550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, AL
• Population (ZIP): 22,358

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 176.6034
• 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

-58.0% since first listed

6 events — show timeline

• 2026-05-18 Contingent — MAAR
• 2025-12-21 Price Changed $10,500 MAAR
• 2025-01-21 Price Changed $12,500 MAAR
• 2024-12-10 Listed $25,000 MAAR
• 2024-09-11 Price Changed $22,000 MAAR
• 2024-06-10 Listed $25,000 MAAR

Property tax history

+13.6%/yr

Latest (2023): $204 · +4.7% YoY. Source: county tax records.