4217 Old Birmingham Hwy · West End-Cobb Town, AL 36201

$53,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 331 Days on market

Built 1946 10,018 sqft lot $59/sqft · 45% below area Est $97k · 45% under ↓ 24% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2-bedroom, 1-bath home is a great opportunity for investors or DIY enthusiasts! With plenty of potential, this property is ready for your personal touch. Situated on a spacious lot in the neighborhood. It’s the perfect canvas for a full renovation or rental project. This home is being sold AS-IS.

Key facts

• 0.23 acre lot
• Built 1946
• Listed 330 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $47k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 331 days — a 12% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $46,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 331 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 1946 — 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. 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: 1.91% ✓
• Cap rate: 16.97%
• Cash-on-cash: 38.15%
• DSCR: 2.70
• GRM: 4.4

CMA / ARV

• ARV (median comp): $97,063
• List price: $53,000
• Delta: -45.40%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.2%
• Equity multiple: 2.45×
• Total profit: $21,451
• Equity at exit: $7,902

10-year hold

• IRR: 41.1%
• Equity multiple: 4.86×
• Total profit: $57,334
• Equity at exit: $4,582

Cash invested: $14,840 (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 36201

• Active inventory: 73
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $472

Break-even live

Break-even rent $414

Max offer price $53,000

Occupancy floor 48%

Sensitivity live

Price	-10% $502	-5% $487	+0% $472	+5% $457	+10% $442
Rent	-10% $392	-5% $432	+0% $472	+5% $512	+10% $552
Rate	-1.0pp $498	-0.5pp $485	base $472	+0.5pp $458	+1.0pp $444

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $53,000 Active 331 DOM
2. 2026-06-18
   days on market $53,000 Active 330 DOM
3. 2026-06-17
   days on market $53,000 Active 329 DOM
4. 2026-06-16
   days on market $53,000 Active 328 DOM
5. 2026-06-15
   days on market $53,000 Active 327 DOM
6. 2026-06-14
   days on market $53,000 Active 325 DOM
7. 2026-06-13
   days on market $53,000 Active 324 DOM
8. 2026-06-10
   days on market $53,000 Active 322 DOM
9. 2026-06-09
   days on market $53,000 Active 321 DOM
10. 2026-06-08
    days on market $53,000 Active 320 DOM
11. 2026-06-07
    days on market $53,000 Active 319 DOM
12. 2026-06-05
    days on market $53,000 Active 316 DOM
13. 2026-06-03
    days on market $53,000 Active 315 DOM
14. 2026-06-02
    days on market $53,000 Active 314 DOM
15. 2026-06-01
    days on market $53,000 Active 313 DOM
16. 2026-05-31
    days on market $53,000 Active 312 DOM
17. 2026-05-30
    days on market $53,000 Active 311 DOM
18. 2026-01-04
    price $53,000 308-char remark

    Show marketing remark (308 chars)

    This 2-bedroom, 1-bath home is a great opportunity for investors or DIY enthusiasts! With plenty of potential, this property is ready for your personal touch. Situated on a spacious lot in the neighborhood. It’s the perfect canvas for a full renovation or rental project. This home is being sold AS-IS.

19. 2025-10-22
    price $59,400 308-char remark

    Show marketing remark (308 chars)

    This 2-bedroom, 1-bath home is a great opportunity for investors or DIY enthusiasts! With plenty of potential, this property is ready for your personal touch. Situated on a spacious lot in the neighborhood. It’s the perfect canvas for a full renovation or rental project. This home is being sold AS-IS.

20. 2025-08-07
    price $59,900 308-char remark

    Show marketing remark (308 chars)

    This 2-bedroom, 1-bath home is a great opportunity for investors or DIY enthusiasts! With plenty of potential, this property is ready for your personal touch. Situated on a spacious lot in the neighborhood. It’s the perfect canvas for a full renovation or rental project. This home is being sold AS-IS.

21. 2025-07-22
    listed $69,900 Active 308-char remark

    Show marketing remark (308 chars)

    This 2-bedroom, 1-bath home is a great opportunity for investors or DIY enthusiasts! With plenty of potential, this property is ready for your personal touch. Situated on a spacious lot in the neighborhood. It’s the perfect canvas for a full renovation or rental project. This home is being sold AS-IS.

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $321 · $27/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,130
• − Mortgage interest: −$2,969
• − Property taxes: −$321
• − Insurance: −$265
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$1,542
• Taxable income: $5,093
• Est. tax owed @ 24.0%: −$1,222
• After-tax cash flow: $4,439/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — West End-Cobb Town

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

Census & demographics

• Census place: West End-Cobb Town, AL
• City population: 17,406
• Population (ZIP): 17,406

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 46% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.92%
• Current HPI: 59.1512
• 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

-24.2% since first listed

4 events — show timeline

• 2026-01-04 Price Changed $53,000 Greater Alabama MLS
• 2025-10-22 Price Changed $59,400 Greater Alabama MLS
• 2025-08-07 Price Changed $59,900 Greater Alabama MLS
• 2025-07-22 Listed $69,900 Greater Alabama MLS

Property tax history

+3.9%/yr

Latest (2025): $321 · +0.0% YoY. Source: county tax records.