585 Ranch Rd · Hamilton, AL 35570

$99,995

3 bd · 1.0 ba · 1,437 sqft · SingleFamily public records · 33 Days on market

Built 1973 0.60 ac lot $70/sqft · 39% below area Est $163k · 39% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 2-bath brick home on approx. 0.60 acres in Hamilton with a full unfinished basement offering storage or future expansion. Major updates add value and peace of mind. Kitchen is slightly updated with a functional layout and room for improvements. Hardwood flooring runs from dining room through hallway, adding warmth and character. Bedrooms offer opportunity for new carpet and paint, allowing customization. Home is serviced by a septic system professionally maintained within the last 2 years. Spacious lot with mature surroundings offers comfort, and strong potential as a primary residence or investment.

Key facts

• Hardwood flooring
• Septic system
• 0.6 acre lot

Tags

• FULL UNFINISHED BASEMENT
• SLIGHTLY UPDATED KITCHEN
• HARDWOOD FLOORING
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $98k (2.1% below list).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.9% in Hamilton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 63/100 on livability (#190 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Marion County (rural): math 20% / reading 48% proficiency, ranked #56 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamilton Middle School (math 16% / reading 51%, grade F, #99 of 257 statewide, top 39%, 452 students, 66% FRL).
• Market conditions: 93 active listings in the ZIP; 1 units permitted in Marion 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.
• Marion County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $96,995 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.98% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $163,403
• List price: $99,995
• Delta: -38.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1165 SW 10th Ave	0.61mi	3/1.0	1,446 (+1%)	16mo	$140,000	$97	57
210 Raven Ln	0.57mi	2/2.0 (-1)	1,356 (-6%)	12mo	$274,500	$202	45

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

Projected returns pro-forma

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

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-7,394
• Equity at exit: $14,910

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $4,850
• Equity at exit: $8,646

Cash invested: $27,999 (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 35570

• Home prices YoY: -7.8%
• Active inventory: 93
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $979 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$69 /mo · $822/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $139

Break-even live

Break-even rent $803

Max offer price $99,995

Occupancy floor 81%

Sensitivity live

Price	-10% $195	-5% $167	+0% $139	+5% $110	+10% $82
Rent	-10% $61	-5% $100	+0% $139	+5% $177	+10% $216
Rate	-1.0pp $189	-0.5pp $164	base $139	+0.5pp $113	+1.0pp $86

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: $24,999
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-14
   days on market $99,995 Active 33 DOM
2. 2026-06-12
   days on market $99,995 Active 32 DOM
3. 2026-06-09
   days on market $99,995 Active 29 DOM
4. 2026-06-08
   days on market $99,995 Active 28 DOM
5. 2026-06-07
   days on market $99,995 Active 27 DOM
6. 2026-06-04
   days on market $99,995 Active 23 DOM
7. 2026-06-02
   days on market $99,995 Active 22 DOM
8. 2026-06-01
   days on market $99,995 Active 21 DOM
9. 2026-05-31
   days on market $99,995 Active 20 DOM
10. 2026-05-31
    days on market $99,995 Active 19 DOM
11. 2026-05-11
    listed $99,995 Active 629-char remark
12. 2026-04-01
    price $90,000
13. 2026-03-02
    price $99,000
14. 2004-02-28
    soldstatus $69,900

ⓘ 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: $822 · $69/mo
• Projected year-2 tax: $822 · $69/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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $11,745
• − Mortgage interest: −$5,601
• − Property taxes: −$822
• − Insurance: −$500
• − Repairs & maintenance: −$940
• − Management: −$940
• − Depreciation: −$2,909
• Taxable income: $33
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $1,656/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: Marion County
• NCES district ID: 0102310
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $32,048
• Composite: 27.69/100
• National rank: #6911
• State rank: #56 of 129 in AL

Livability — Hamilton

• Score: 63/100
• State rank: #190
• US rank: #15568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, AL
• City population: 10,621
• Population (ZIP): 10,621

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,759 people
• By 2030: 27,834 · -3.2%
• By 2040: 25,974 · -9.7%
• By 2050: 24,129 · -16.1%
• By 2075: 20,179 · -29.8%
• By 2100: 16,341 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+81.7) · D 8.8% · R 90.5%
• 2008→2024 swing: -25.6pp toward R · 2008: -56.1pp · 2024: -81.7pp
• All cycles: 2024: R+81.7 2020: R+77.8 2016: R+76.2 2012: R+61.5 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.98%
• Current HPI: 166.1943
• 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

+28.8% since first listed

3 events — show timeline

• 2026-04-01 Price Changed $90,000 VMLS
• 2026-03-02 Price Changed $99,000 VMLS
• 2004-02-28 Sold (Public Records) $69,900 Public Records

Property tax history

+10.3%/yr

Latest (2025): $822 · +4.2% YoY. Source: county tax records.