540 College St · Moulton, AL 35650

$89,750

2 bd · 1.0 ba · 1,029 sqft · SingleFamily public records · 60 Days on market

Built 1940 7,405 sqft lot $87/sqft · 35% below area Est $140k · 36% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this cozy 2 bed, 1 bath with a bonus! Enjoy a spacious kitchen designed for family meals and a flexible bonus room - use it as a 3rd bedroom, playroom, or media space. Easy on/off Hwy 33 for stress-free commuting. Ideal for first-time buyers or savvy investors wanting turn-key potential in a convenient location.

Key facts

• 7,405 sq ft lot
• Built 1940
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.5% in Moulton — 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 (#296 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $620 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,057 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.48% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.21%
• DSCR: 2.08
• GRM: 5.6

CMA / ARV

• ARV (median comp): $140,283
• List price: $89,750
• Delta: -36.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2481 Byler Rd	0.27mi	2/1.0	968 (-6%)	11mo	$99,900	$103	69
909 College St	0.24mi	3/1.0 (+1)	960 (-7%)	23mo	$128,000	$133	53
720 North St	0.52mi	2/1.0	968 (-6%)	22mo	$149,900	$155	48
870 Main St	0.49mi	2/1.0	934 (-9%)	23mo	$136,000	$146	43
734 North St	0.52mi	3/1.0 (+1)	1,153 (+12%)	12mo	$162,000	$141	40

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: 17.5%
• Equity multiple: 1.70×
• Total profit: $17,717
• Equity at exit: $13,382

10-year hold

• IRR: 25.9%
• Equity multiple: 3.26×
• Total profit: $56,884
• Equity at exit: $7,760

Cash invested: $25,130 (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 35650

• Home prices YoY: -23.4%
• Active inventory: 94
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,324 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$31 /mo · $372/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $507

Break-even live

Break-even rent $682

Max offer price $89,750

Occupancy floor 57%

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: $22,438
• Closing costs: $2,692
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Swansea Ln Moulton, AL	3.0	2.0	1200	$1,600	$1.33	43d	1	0.63mi
612 Morgan St Moulton, AL	2.0	1.5	992	$900	$0.91	43d	1	1.08mi

Listing history 26 events

1. 2026-06-19
   days on market $89,750 Active 60 DOM
2. 2026-06-18
   days on market $89,750 Active 59 DOM
3. 2026-06-17
   days on market $89,750 Active 58 DOM
4. 2026-06-16
   days on market $89,750 Active 57 DOM
5. 2026-06-15
   days on market $89,750 Active 56 DOM
6. 2026-06-14
   days on market $89,750 Active 54 DOM
7. 2026-06-13
   pricedays on market $89,750 Active 53 DOM
8. 2026-06-10
   days on market $94,500 Active 51 DOM
9. 2026-06-09
   days on market $94,500 Active 50 DOM
10. 2026-06-08
    days on market $94,500 Active 49 DOM
11. 2026-06-07
    days on market $94,500 Active 48 DOM
12. 2026-06-05
    pricedays on market $94,500 Active 45 DOM
13. 2026-06-02
    days on market $109,250 Active 43 DOM
14. 2026-06-01
    days on market $109,250 Active 42 DOM
15. 2026-05-31
    days on market $109,250 Active 41 DOM
16. 2026-05-30
    days on market $109,250 Active 40 DOM
17. 2026-04-20
    listed $109,250 Active 329-char remark

    Show marketing remark (329 chars)

    Welcome home to this cozy 2 bed, 1 bath with a bonus! Enjoy a spacious kitchen designed for family meals and a flexible bonus room - use it as a 3rd bedroom, playroom, or media space. Easy on/off Hwy 33 for stress-free commuting. Ideal for first-time buyers or savvy investors wanting turn-key potential in a convenient location.

18. 2026-04-01
    historical
19. 2026-03-26
    status Active
20. 2026-03-01
    status Pending
21. 2025-12-10
    price $104,000
22. 2025-10-17
    status Active
23. 2025-10-14
    historical Contingent
24. 2025-10-10
    status Active
25. 2025-10-04
    historical Contingent
26. 2025-09-30
    listed $105,000 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: $372 · $31/mo
• Projected year-2 tax: $372 · $31/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,889
• − Mortgage interest: −$5,027
• − Property taxes: −$372
• − Insurance: −$449
• − Repairs & maintenance: −$1,271
• − Management: −$1,271
• − Depreciation: −$2,611
• Taxable income: $4,888
• Est. tax owed @ 24.0%: −$1,173
• After-tax cash flow: $4,911/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Moulton

• Score: 60/100
• State rank: #296
• US rank: #19034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moulton, AL
• Population (ZIP): 13,485

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 4% Native American 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.22%
• Current HPI: 200.4657
• 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

+4.0% since first listed

10 events — show timeline

• 2026-04-20 Listed $109,250 VMLS
• 2026-04-01 Delisted — VMLS
• 2026-03-26 Relisted — VMLS
• 2026-03-01 Pending — VMLS
• 2025-12-10 Price Changed $104,000 VMLS
• 2025-10-17 Relisted — VMLS
• 2025-10-14 Contingent — VMLS
• 2025-10-10 Relisted — VMLS
• 2025-10-04 Contingent — VMLS
• 2025-09-30 Listed $105,000 VMLS

Property tax history

+12.5%/yr

Latest (2025): $372 · -2.5% YoY. Source: county tax records.