17674 Opp Hwy · Brantley, AL 36028

$115,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 10 Days on market

Built 2009

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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 +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

This 1309 square foot single family home has 3 bedrooms and 1.0 bathrooms. This home is located at 17674 Opp Hwy, Dozier, AL 36028.

Key facts

• Built 2009
• Listed 10 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $48 ($571/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 $107k (7.3% below list).
• Recommended offer: $107k (7.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#373 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Crenshaw County (rural): math 16% / reading 34% proficiency, ranked #95 of 129 in AL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP; 4 units permitted in Crenshaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $5k appreciation (4.0% local appreciation)).
• Crenshaw County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $106,622 (7.3% 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 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?
3. 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?
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: 0.93% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.71×
• Total profit: $22,814
• Equity at exit: $58,001

10-year hold

• IRR: 13.3%
• Equity multiple: 3.17×
• Total profit: $69,991
• Equity at exit: $94,623

Cash invested: $32,200 (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 36028

• Home prices YoY: 2.8%
• Active inventory: 17
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $48

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 91%

Sensitivity live

Price	-10% $127	-5% $87	+0% $48	+5% $8	+10% $-32
Rent	-10% $-37	-5% $5	+0% $48	+5% $90	+10% $132
Rate	-1.0pp $105	-0.5pp $77	base $48	+0.5pp $18	+1.0pp $-13

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $115,000 Active 10 DOM
2. 2026-06-18
   days on market $115,000 Active 9 DOM
3. 2026-06-17
   days on market $115,000 Active 8 DOM
4. 2026-06-16
   days on market $115,000 Active 7 DOM
5. 2026-06-15
   days on market $115,000 Active 6 DOM
6. 2026-06-14
   days on market $115,000 Active 4 DOM
7. 2026-06-12
   days on market $115,000 Active 3 DOM
8. 2026-06-09
   remarks 131-char remark
9. 2026-06-09
   listed $115,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,795
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,345
• Taxable loss: −$1,340
• Est. tax savings @ 24.0%: +$322
• After-tax cash flow: $892/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: Crenshaw County
• NCES district ID: 0100960
• Math proficiency: 16% ▼ -25.00%
• Reading proficiency: 34% ▼ -3.00%
• Median HH income: $36,789
• Composite: 20.72/100
• National rank: #8523
• State rank: #95 of 129 in AL

Livability — Brantley

• Score: 58/100
• State rank: #373
• US rank: #21471

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,531

Population outlook (Crenshaw County) Hauer SSP2

• Today (2025): 13,829 people
• By 2030: 13,668 · -1.2%
• By 2040: 13,195 · -4.6%
• By 2050: 12,608 · -8.8%
• By 2075: 11,199 · -19.0%
• By 2100: 9,236 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 26% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 4% Slovak 1% Serbian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Crenshaw

• 2024 margin: Solid R (+54.7) · D 22.5% · R 77.2%
• 2008→2024 swing: -16.8pp toward R · 2008: -37.8pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+47.8 2016: R+45.5 2012: R+35.5 2008: R+37.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.95%
• Current HPI: 147.4579
• 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

• 2026-06-09 Listed $115,000 FSBO.com

Property tax history

+6.0%/yr

Latest (2025): $186 · +8.4% YoY. Source: county tax records.