185 Atkeison Rd · Thomasville, AL 36784

$100,000

2 bd · 2.0 ba · 1,488 sqft · SingleFamily public records · 19 Days on market

Built 2007 1.60 ac lot

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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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Have you dreamed of a cabin in the country? Check this one out today! 2 bedroom/2 bathroom with plenty of space, large laundry room and closet. .and all sitting on 1.6 acres! Attractive buy opportunity! The list price/sales price is subject to the seller’s approval. RESERVE AUCTION PROPERTY- Property sold “AS-IS” without contingencies, repairs, warranties, guarantees or representation as to listing accuracy, property information, photo or other depiction included or described herein. Inspect before bidding. Subject to redemption with expiration date 2/18/2027.

Key facts

• 1.6 acre lot
• Built 2007
• Listed 19 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#480 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D, schools F, amenities F.
• Thomasville City (town): math 11% / reading 40% proficiency, ranked #92 of 129 in AL (top 71%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 7 units permitted in Clarke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clarke County population projected at -22% 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 $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $100k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% 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. Crime grade is D 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?
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: 1.08% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.02%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $132
• Equity at exit: $14,910

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $21,039
• Equity at exit: $8,646

Cash invested: $28,000 (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 36784

• Home prices YoY: -23.1%
• Active inventory: 22
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$33 /mo · $390/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $257

Break-even live

Break-even rent $758

Max offer price $100,000

Occupancy floor 71%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-04-02
   listed $100,000 Active
3. 2015-04-07
   soldstatus $10,000
4. 2014-09-11
   soldstatus $10,000

ⓘ 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: $390 · $33/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: +$20/yr (+$2/mo · 5.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,998
• − Mortgage interest: −$5,602
• − Property taxes: −$390
• − Insurance: −$500
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,909
• Taxable income: $1,518
• Est. tax owed @ 24.0%: −$364
• After-tax cash flow: $2,721/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: Thomasville City
• NCES district ID: 0103300
• Math proficiency: 11% ▼ -18.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,357
• Composite: 21.24/100
• National rank: #8401
• State rank: #92 of 129 in AL

Livability — Thomasville

• Score: 53/100
• State rank: #480
• US rank: #24404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,104

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 23,130 people
• By 2030: 22,174 · -4.1%
• By 2040: 20,105 · -13.1%
• By 2050: 18,153 · -21.5%
• By 2075: 14,478 · -37.4%
• By 2100: 11,848 · -48.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (53%)
• Race & ethnicity: White 53% Black 43% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Clarke

• 2024 margin: R (+17.1) · D 41.2% · R 58.3%
• 2008→2024 swing: -5.5pp toward R · 2008: -11.6pp · 2024: -17.1pp
• All cycles: 2024: R+17.1 2020: R+11.9 2016: R+10.8 2012: R+8.3 2008: R+11.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.46%
• Current HPI: 118.2821
• 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

+900.0% since first listed

4 events — show timeline

• 2026-04-21 Pending — GCMLS AL
• 2026-04-02 Listed $100,000 GCMLS AL
• 2015-04-07 Sold (Public Records) $10,000 Public Records
• 2014-09-11 Sold (Public Records) $10,000 Public Records

Property tax history

+4.3%/yr

Latest (2024): $390 · +15.4% YoY. Source: county tax records.