111 Vining Rd · Parrish, AL 35580

$134,000

4 bd · 3.0 ba · 1,280 sqft · SingleFamily public records · 21 Days on market

Built 1994

---

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).

• Cash flow +24.1/30.0
• Appreciation +9.4/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0
• Schools +2.2/10.0

Listing remarks

There are two homes on the property and three out buildings

Key facts

• Three out buildings
• Two homes
• Built 1994

Tags

• TWO HOMES
• THREE OUT BUILDINGS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $134k).
• Recommended offer: $132k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#549 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools D-, crime F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($926 loan paydown + $12k appreciation (8.7% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.7% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,990 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 3.09×
• Total profit: $78,513
• Equity at exit: $108,563

10-year hold

• IRR: 24.8%
• Equity multiple: 6.75×
• Total profit: $215,815
• Equity at exit: $222,284

Cash invested: $37,520 (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 35580

• Home prices YoY: 3.9%
• Active inventory: 18
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,509 medium
• Mortgage (P&I): −$703
• Tax est. 1.5%: −$168 /mo · $2,010/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $266

Break-even live

Break-even rent $1,172

Max offer price $134,000

Occupancy floor 77%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   days on market $134,000 Active 21 DOM
2. 2026-06-13
   days on market $134,000 Active 19 DOM
3. 2026-06-13
   days on market $134,000 Active 18 DOM
4. 2026-06-10
   days on market $134,000 Active 16 DOM
5. 2026-06-09
   days on market $134,000 Active 15 DOM
6. 2026-06-08
   days on market $134,000 Active 14 DOM
7. 2026-06-07
   days on market $134,000 Active 13 DOM
8. 2026-06-05
   days on market $134,000 Active 10 DOM
9. 2026-06-03
   days on market $134,000 Active 9 DOM
10. 2026-06-03
    days on market $134,000 Active 8 DOM
11. 2026-06-01
    days on market $134,000 Active 7 DOM
12. 2026-05-31
    days on market $134,000 Active 6 DOM
13. 2026-05-26
    listed $134,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,106
• − Mortgage interest: −$7,506
• − Property taxes: −$2,010
• − Insurance: −$670
• − Repairs & maintenance: −$1,448
• − Management: −$1,448
• − Depreciation: −$3,898
• Taxable income: $1,124
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,921/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Parrish

• Score: 46/100
• State rank: #549
• US rank: #26522

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,526

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Italian 2% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.73%
• Current HPI: 235.753
• 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

• 2026-05-26 Listed $134,000 FSBO.com

Property tax history

+13.2%/yr

Latest (2018): $63 · +0.0% YoY. Source: county tax records.