999 Randolph Cir · Selmont-West Selmont, AL 36701

$115,000

4 bd · 1.0 ba · 1,931 sqft · SingleFamily public records · 50 Days on market

Built 1982 0.66 ac lot $60/sqft · at area comps Est $112k · at est.

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +6.1/15.0
• 1% rule +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautiful, move-in ready 4-bedroom, 2-bath home featuring recent renovations, modern updates, and plenty of space for comfortable living that is ready for its new owners!

Key facts

• 0.66 acre lot
• 2 parking spots
• Built 1982

Property features AI

Exterior

• Parking: Attached carport; 2-car carport
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story; Masonite exterior; Slab foundation; Located outside city limits; Level topography
• Construction: Masonite construction; Slab foundation; Built (year source: public records)
• Exterior features: Partial fencing; Porch; Patio; Fence

Interior

• Kitchen: Gas range
• Bedrooms: Bedroom on the fourth level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Laminate flooring; Electric water heater; Gas range
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Dallas County (rural): math 2% / reading 22% proficiency, ranked #115 of 129 in AL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 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 $795 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($112k) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 9.23%
• Cash-on-cash: 10.48%
• DSCR: 1.47
• GRM: 7.9

CMA / ARV

• ARV (median comp): $111,551
• List price: $115,000
• Delta: 3.09%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-780
• Equity at exit: $17,147

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $22,162
• Equity at exit: $9,943

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 36701

• Home prices YoY: -6.3%
• Active inventory: 104
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $281

Break-even live

Break-even rent $857

Max offer price $115,000

Occupancy floor 72%

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 17 events

1. 2026-06-19
   days on market $115,000 Active 50 DOM
2. 2026-06-18
   days on market $115,000 Active 49 DOM
3. 2026-06-17
   days on market $115,000 Active 48 DOM
4. 2026-06-16
   days on market $115,000 Active 47 DOM
5. 2026-06-15
   days on market $115,000 Active 46 DOM
6. 2026-06-14
   days on market $115,000 Active 44 DOM
7. 2026-06-12
   days on market $115,000 Active 43 DOM
8. 2026-06-09
   days on market $115,000 Active 40 DOM
9. 2026-06-08
   days on market $115,000 Active 39 DOM
10. 2026-06-07
    days on market $115,000 Active 38 DOM
11. 2026-06-07
    days on market $115,000 Active 37 DOM
12. 2026-06-04
    days on market $115,000 Active 34 DOM
13. 2026-06-02
    days on market $115,000 Active 33 DOM
14. 2026-06-01
    days on market $115,000 Active 32 DOM
15. 2026-05-31
    days on market $115,000 Active 31 DOM
16. 2026-05-31
    days on market $115,000 Active 30 DOM
17. 2026-04-29
    listed $115,000 Active 185-char remark

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$157/yr (+$13/mo · 50.1%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,557
• − Mortgage interest: −$6,442
• − Property taxes: −$314
• − Insurance: −$575
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$3,345
• Taxable income: $1,552
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $3,002/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: Dallas County
• NCES district ID: 0101110
• Math proficiency: 2% ▼ -28.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $32,660
• Composite: 9.54/100
• National rank: #9847
• State rank: #115 of 129 in AL

Livability — Selmont-West Selmont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

1 event — show timeline

• 2026-04-29 Listed $115,000 MAAR

Property tax history

+4.9%/yr

Latest (2023): $314 · +29.2% YoY. Source: county tax records.