496 King St · Selma, AL 36701

$98,400

3 bd · 1.0 ba · 1,788 sqft · SingleFamily public records · 27 Days on market

Built 1945 8,712 sqft 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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into a perfect blend of historic charm and stylish modern living. Nestled in Old Town Selma area, this beautifully, maintained 3-bedroom, 1.5-bathroom brick home offers a spacious, roomy layout designed for both comfort and functionality. APPOINTMENT REQUIRED. HOME IS OCCUPIED BY ELDERLY RESIDENT. PLEASE PROVIDE AMPLE NOTICE AND CALL LISTING AGENT PRIOR TO SHOWING. THANK YOU

Key facts

• 8,712 sq ft lot
• Garage
• Built 1945

Property features AI

Exterior

• Parking: Detached garage; Driveway
• Utilities: Public water; Public sewer; Electricity available
• Home design: One-story; Brick construction; Year built per public records
• Construction: Brick exterior
• Exterior features: Partial fence; Covered, screened porch; Storage shed; City lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Main bedroom (first level); Bedroom (second level); Bedroom (third level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Sunroom; Kitchen/Dining combo
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $97k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#407 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Selma City (town): math 2% / reading 23% proficiency, ranked #118 of 129 in AL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% 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 $680 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 27 days — a 2% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $96,924 (1.5% below list)

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
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: 1.10% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.66%
• DSCR: 1.34
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $37,548
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Arsenal Pl	0.55mi	3/2.0	1,832 (+2%)	2mo	$55,000	$30	64
510 Selma Ave	0.32mi	2/1.0 (-1)	1,580 (-12%)	1mo	$12,500	$8	60
712 Young St	0.21mi	3/1.0	1,920 (+7%)	22mo	$40,000	$21	60
414 Tremont St	0.41mi	3/1.0	1,614 (-10%)	13mo	$62,000	$38	53
128 Alabama Ave	0.40mi	3/2.0	2,054 (+15%)	14mo	$15,000	$7	42

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-4,724
• Equity at exit: $14,672

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $10,380
• Equity at exit: $8,508

Cash invested: $27,552 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,083 medium
• Mortgage (P&I): −$516
• Tax est. 1.5%: −$123 /mo · $1,476/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $176

Break-even live

Break-even rent $861

Max offer price $98,400

Occupancy floor 79%

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: $24,600
• Closing costs: $2,952
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $98,400 Active 27 DOM
2. 2026-06-18
   days on market $98,400 Active 26 DOM
3. 2026-06-17
   days on market $98,400 Active 25 DOM
4. 2026-06-16
   days on market $98,400 Active 24 DOM
5. 2026-06-15
   days on market $98,400 Active 23 DOM
6. 2026-06-14
   days on market $98,400 Active 21 DOM
7. 2026-06-12
   days on market $98,400 Active 20 DOM
8. 2026-06-09
   days on market $98,400 Active 17 DOM
9. 2026-06-08
   days on market $98,400 Active 16 DOM
10. 2026-06-07
    days on market $98,400 Active 15 DOM
11. 2026-06-07
    days on market $98,400 Active 14 DOM
12. 2026-06-04
    days on market $98,400 Active 11 DOM
13. 2026-06-02
    days on market $98,400 Active 10 DOM
14. 2026-06-01
    days on market $98,400 Active 9 DOM
15. 2026-05-31
    days on market $98,400 Active 8 DOM
16. 2026-05-31
    days on market $98,400 Active 7 DOM
17. 2026-05-18
    listed $98,400 Active

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,002
• − Mortgage interest: −$5,512
• − Property taxes: −$1,476
• − Insurance: −$492
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,863
• Taxable income: $579
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $1,972/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: Selma City
• NCES district ID: 0102970
• Math proficiency: 2% ▼ -24.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $23,380
• Composite: 9.07/100
• National rank: #9870
• State rank: #118 of 129 in AL

Livability — Selma

• Score: 56/100
• State rank: #407
• US rank: #22550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, AL
• 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

• 2026-05-18 Listed $98,400 MAAR