608 Green St · Selma, AL 36703

$95,000

3 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 134 Days on market

Built 1976 6,481 sqft lot $62/sqft · 144% above area ↓ 10% since listing

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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 +26.3/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Key facts

• 6,481 sq ft lot
• Parking
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 7.5% in Selma — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute 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.
• Zoned schools: Clark Elementary School (math 2% / reading 12%, grade F, #601 of 627 statewide, top 98%, 137 students, 92% FRL); The Rbhudson Steam Academy (math 2% / reading 23%, grade F, #216 of 257 statewide, top 86%, 349 students, 90% FRL); Selma High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 719 students, 85% FRL).
• Market conditions: 53 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1976 — 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. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

• ARV (median comp): $38,886
• List price: $95,000
• Delta: 144.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Saint Phillips St	0.29mi	3/2.0	1,563 (+2%)	17mo	$20,000	$13	64
414 Tremont St	0.41mi	3/1.0	1,614 (+6%)	13mo	$62,000	$38	60
510 Selma Ave	0.69mi	2/1.0 (-1)	1,580 (+4%)	1mo	$12,500	$8	56
813 Arsenal Pl	0.57mi	2/1.0 (-1)	1,436 (-6%)	8mo	$45,000	$31	52

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.53×
• Total profit: $67,382
• Equity at exit: $85,584

10-year hold

• IRR: 28.0%
• Equity multiple: 7.99×
• Total profit: $186,020
• Equity at exit: $184,564

Cash invested: $26,600 (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 36703

• Home prices YoY: 13.2%
• Active inventory: 53
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $246

Break-even live

Break-even rent $720

Max offer price $95,000

Occupancy floor 71%

Sensitivity live

Price	-10% $300	-5% $273	+0% $246	+5% $219	+10% $192
Rent	-10% $165	-5% $205	+0% $246	+5% $287	+10% $328
Rate	-1.0pp $294	-0.5pp $270	base $246	+0.5pp $222	+1.0pp $197

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $95,000 Active 134 DOM
2. 2026-06-19
   days on market $95,000 Active 132 DOM
3. 2026-06-18
   days on market $95,000 Active 131 DOM
4. 2026-06-17
   days on market $95,000 Active 130 DOM
5. 2026-06-16
   days on market $95,000 Active 129 DOM
6. 2026-06-15
   days on market $95,000 Active 128 DOM
7. 2026-06-14
   days on market $95,000 Active 126 DOM
8. 2026-06-12
   days on market $95,000 Active 125 DOM
9. 2026-06-09
   days on market $95,000 Active 122 DOM
10. 2026-06-08
    days on market $95,000 Active 121 DOM
11. 2026-06-07
    days on market $95,000 Active 120 DOM
12. 2026-06-07
    days on market $95,000 Active 119 DOM
13. 2026-06-04
    days on market $95,000 Active 116 DOM
14. 2026-06-02
    days on market $95,000 Active 115 DOM
15. 2026-06-01
    days on market $95,000 Active 114 DOM
16. 2026-05-31
    days on market $95,000 Active 113 DOM
17. 2026-05-31
    days on market $95,000 Active 112 DOM
18. 2026-05-04
    price $95,000
19. 2026-03-11
    price $100,000
20. 2026-02-06
    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: $368 · $31/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$22/yr (+$2/mo · 6.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 20 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: $12,374
• − Mortgage interest: −$5,321
• − Property taxes: −$368
• − Insurance: −$475
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,764
• Taxable income: $1,466
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $2,603/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): 9,489

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 26% Two or more races 3%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 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: ▲ 19.24%
• Current HPI: 164.88
• 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

-9.5% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $95,000 MAAR
• 2026-03-11 Price Changed $100,000 MAAR
• 2026-02-06 Listed $105,000 MAAR

Property tax history

+12.0%/yr

Latest (2023): $368 · +4.9% YoY. Source: county tax records.