939 Hinton Waters Ave · Midland City, AL 36350

$193,500

3 bd · 2.0 ba · 3,344 sqft · SingleFamily public records · 64 Days on market

Built 1930 0.47 ac lot $58/sqft · 51% below area Est $199k · 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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +8.7/15.0
• DSCR +4.6/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming, Peaceful, 1,672 SF, 3/2 w/ a HUGE Covered Front Porch, perfect for rocking chairs & entertaining, & WORKSHOP overlooking beautiful pecan orchard to E & farming land to S on almost a acre (. 47 ac) property; CONVENIENTLY LOCATED . 3 miles from Midland City Elementary. Owner RENOVATED INTERIOR in '24 & replaced/installed foll: entire HVAC System, incl heat pump, internal air handler & all duct work; gas water heater; flooring; plumbing in crawl space; most fixtures; ceramic toilets; counters; window treatments; painted all walls neutral; & replaced ALL appliances, kitchen CABINETS & installed GRANITE countertops in LARGE EAT-IN Kitchen/Breakfast Area. Home features: Master BR Suite with Bathroom & 2 Closets, ENORMOUS 2nd Full Bathroom, Living Room w/ wood-burning fireplace, LARGE Laundry Room & a Mud Room on other side of backdoor. Previous owner intended on creating a 2nd floor & almost built-out entire attic; may be completed by Buyer as DIY project or utilized for STORAGE! Electrical WORKSHOP incl enclosed work space w/ work table, adjacent covered stall for lawn equipment/storage & security light. ONLY . 3 miles-Midland City Elem; 4 miles-Dothan Airport; 5+ miles-Walmart, Target, Lowe's, a ton of restaurants, shops & entertainment choices; 6-7 miles-new Aldi, Publix & Ross Clark Circle; 11+ miles-SE Health Hospital & ACOM; 25 miles-FL line; & 89 miles to PCB! PROPERTY WILL MOVE FAST @ $116/SF! PLS call me or your fav REALTOR ASAP & view this Beautiful property!!

Key facts

• Entire hvac system
• Master br suite
• Renovated interior

Tags

• HUGE COVERED FRONT PORCH
• RENOVATED INTERIOR
• ENTIRE HVAC SYSTEM
• GRANITE COUNTERTOPS
• MASTER BR SUITE
• ENORMOUS 2ND FULL BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $65 ($780/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 $156k (19.6% below list).
• Recommended offer: $156k (19.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#143 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $54k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $194k implies a 176% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $155,580 (19.6% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (median comp): $198,669
• List price: $193,500
• Delta: -2.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1023 Hinton Waters Ave	0.09mi	2/2.0 (-1)	3,002 (-10%)	8mo	$80,000	$27	67

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 3.02×
• Total profit: $109,443
• Equity at exit: $174,320

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $318,871
• Equity at exit: $375,928

Cash invested: $54,180 (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 36350

• Home prices YoY: 8.0%
• Active inventory: 76
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$1,015
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $65

Break-even live

Break-even rent $1,474

Max offer price $193,500

Occupancy floor 91%

Sensitivity live

Price	-10% $175	-5% $120	+0% $65	+5% $10	+10% $-45
Rent	-10% $-58	-5% $4	+0% $65	+5% $126	+10% $188
Rate	-1.0pp $162	-0.5pp $114	base $65	+0.5pp $15	+1.0pp $-36

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: $48,375
• Closing costs: $5,805
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $193,500 Active 64 DOM
2. 2026-06-19
   days on market $193,500 Active 62 DOM
3. 2026-06-18
   days on market $193,500 Active 61 DOM
4. 2026-06-17
   days on market $193,500 Active 60 DOM
5. 2026-06-16
   days on market $193,500 Active 59 DOM
6. 2026-06-15
   days on market $193,500 Active 58 DOM
7. 2026-06-14
   days on market $193,500 Active 56 DOM
8. 2026-06-12
   days on market $193,500 Active 55 DOM
9. 2026-06-09
   days on market $193,500 Active 52 DOM
10. 2026-06-08
    days on market $193,500 Active 51 DOM
11. 2026-06-07
    days on market $193,500 Active 50 DOM
12. 2026-06-05
    days on market $193,500 Active 47 DOM
13. 2026-06-03
    days on market $193,500 Active 46 DOM
14. 2026-06-02
    days on market $193,500 Active 45 DOM
15. 2026-06-01
    days on market $193,500 Active 44 DOM
16. 2026-05-31
    days on market $193,500 Active 43 DOM
17. 2026-05-30
    days on market $193,500 Active 42 DOM
18. 2026-04-18
    listed $193,500 Active 1592-char remark

    Show marketing remark (1592 chars)

    Charming, Peaceful, 1,672 SF, 3/2 w/ a HUGE Covered Front Porch, perfect for rocking chairs & entertaining, & WORKSHOP overlooking beautiful pecan orchard to E & farming land to S on almost a acre (. 47 ac) property; CONVENIENTLY LOCATED . 3 miles from Midland City Elementary. Owner RENOVATED INTERIOR in '24 & replaced/installed foll: entire HVAC System, incl heat pump, internal air handler & all duct work; gas water heater; flooring; plumbing in crawl space; most fixtures; ceramic toilets; counters; window treatments; painted all walls neutral; & replaced ALL appliances, kitchen CABINETS & installed GRANITE countertops in LARGE EAT-IN Kitchen/Breakfast Area. Home features: Master BR Suite with Bathroom & 2 Closets, ENORMOUS 2nd Full Bathroom, Living Room w/ wood-burning fireplace, LARGE Laundry Room & a Mud Room on other side of backdoor. Previous owner intended on creating a 2nd floor & almost built-out entire attic; may be completed by Buyer as DIY project or utilized for STORAGE! Electrical WORKSHOP incl enclosed work space w/ work table, adjacent covered stall for lawn equipment/storage & security light. ONLY . 3 miles-Midland City Elem; 4 miles-Dothan Airport; 5+ miles-Walmart, Target, Lowe's, a ton of restaurants, shops & entertainment choices; 6-7 miles-new Aldi, Publix & Ross Clark Circle; 11+ miles-SE Health Hospital & ACOM; 25 miles-FL line; & 89 miles to PCB! PROPERTY WILL MOVE FAST @ $116/SF! PLS call me or your fav REALTOR ASAP & view this Beautiful property!!

19. 2024-05-28
    soldstatus $70,000

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $824 · $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 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,670
• − Mortgage interest: −$10,839
• − Property taxes: −$824
• − Insurance: −$968
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$5,629
• Taxable loss: −$2,578
• Est. tax savings @ 24.0%: +$619
• After-tax cash flow: $1,399/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 of 129 in AL

Livability — Midland City

• Score: 65/100
• State rank: #143
• US rank: #13549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Midland City, AL
• Population (ZIP): 7,675

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.34%
• Current HPI: 219.7326
• 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

+176.4% since first listed

2 events — show timeline

• 2026-04-18 Listed $193,500 SAMLS
• 2024-05-28 Sold (Public Records) $70,000 Public Records

Property tax history

+14.4%/yr

Latest (2025): $824 · +137.4% YoY. Source: county tax records.