2209 10th Ave · Haleyville, AL 35565

$79,900

2 bd · 1.0 ba · 1,452 sqft · SingleFamily public records · 187 Days on market

Built 1955 $55/sqft · 13% below area Est $92k · 13% under

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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 +28.2/30.0
• ARV discount +13.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Appreciation +7.3/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fixer upper, great location near town.

Key facts

• Garage
• Built 1955
• Listed 187 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.5% in Haleyville — 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 60/100 on livability (#287 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Haleyville City (rural): math 23% / reading 47% proficiency, ranked #50 of 129 in AL (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 1 units permitted in Winston County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $4k appreciation (4.6% local appreciation)).
• Winston County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 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 1955 — 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. 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?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.65%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $91,729
• List price: $79,900
• Delta: -12.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2514 15th Ave	0.39mi	2/2.0	1,420 (-2%)	7mo	$62,900	$44	68
1525 14th Ave	0.70mi	2/2.0	1,400 (-4%)	5mo	$225,000	$161	53
1737 9th Ave	0.41mi	3/1.5 (+1)	1,288 (-11%)	21mo	$101,000	$78	38

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

Projected returns pro-forma

4.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.47×
• Total profit: $32,932
• Equity at exit: $43,463

10-year hold

• IRR: 23.4%
• Equity multiple: 4.86×
• Total profit: $86,429
• Equity at exit: $73,552

Cash invested: $22,372 (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 35565

• Home prices YoY: 3.5%
• Active inventory: 77
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $254

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $310	-5% $282	+0% $254	+5% $227	+10% $199
Rent	-10% $174	-5% $214	+0% $254	+5% $295	+10% $335
Rate	-1.0pp $295	-0.5pp $275	base $254	+0.5pp $234	+1.0pp $213

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   days on market $79,900 Active 187 DOM
2. 2026-06-04
   days on market $79,900 Active 184 DOM
3. 2026-06-02
   days on market $79,900 Active 183 DOM
4. 2026-06-01
   days on market $79,900 Active 182 DOM
5. 2026-05-31
   days on market $79,900 Active 181 DOM
6. 2026-05-31
   days on market $79,900 Active 180 DOM
7. 2025-12-01
   listed $79,900 Active 38-char remark

   Show marketing remark (38 chars)

   Fixer upper, great location near town.

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,253
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$2,324
• Taxable income: $1,894
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $2,599/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: Haleyville City
• NCES district ID: 0101720
• Math proficiency: 23% ▼ -24.00%
• Reading proficiency: 47% ▲ 10.00%
• Median HH income: $29,581
• Composite: 28.3/100
• National rank: #6787
• State rank: #50 of 129 in AL

Livability — Haleyville

• Score: 60/100
• State rank: #287
• US rank: #18676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Haleyville, AL
• Population (ZIP): 10,815

Population outlook (Winston County) Hauer SSP2

• Today (2025): 22,474 people
• By 2030: 21,568 · -4.0%
• By 2040: 19,710 · -12.3%
• By 2050: 17,950 · -20.1%
• By 2075: 14,468 · -35.6%
• By 2100: 11,554 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 2% Black 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 1% Slovak 1% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Winston

• 2024 margin: Solid R (+83.6) · D 7.9% · R 91.6%
• 2008→2024 swing: -20.4pp toward R · 2008: -63.3pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+81.7 2016: R+81.5 2012: R+72.3 2008: R+63.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.62%
• Current HPI: 137.486
• 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

• 2025-12-01 Listed $79,900 Walker County Area MLS