57 Lori Ln · Reeltown, AL 36866

$89,900

3 bd · 2.0 ba · 1,680 sqft · Other public records · 271 Days on market

Built 1999 1.00 ac lot $54/sqft · 56% below area ↓ 25% since listing

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.4/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0

Listing remarks MLS

Large lot in Notasulga Alabama with a 1999 Double wide home. THIS HOME IS BEING SOLD CASH AS-IS OR POSSIBLE 30% Down or more Conventional ONLY. 9 x 21 covered front porch and 10 x 30 covered back porch. There is a second septic tank and space for possibly another home site on this lot. There are 2 water meters at the road. There was a second home in the past on this lot. The second power pole has been removed. Home needs work and cosmetics. Approximately 12.2 miles to Auburn University. Property sold As-Is only.

Key facts

• Covered front porch
• Large lot
• Two water meters

Tags

• LARGE LOT
• COVERED FRONT PORCH
• COVERED BACK PORCH
• SECOND SEPTIC TANK
• SPACE FOR ANOTHER HOME SITE
• TWO WATER METERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#430 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: commute C-, housing C-, schools D.
• Macon County (town): math 2% / reading 17% proficiency, ranked #123 of 129 in AL (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 97% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 21 active listings in the ZIP; 5 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($622 loan paydown + $762 appreciation (0.8% local appreciation)).
• Macon County population projected at -42% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 271 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 271 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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: 1.21% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.39%
• DSCR: 1.68
• GRM: 6.9

CMA / ARV

• ARV (median comp): $205,122
• List price: $89,900
• Delta: -56.17%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

0.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.86×
• Total profit: $21,540
• Equity at exit: $29,978

10-year hold

• IRR: 20.4%
• Equity multiple: 3.43×
• Total profit: $61,154
• Equity at exit: $39,294

Cash invested: $25,172 (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 36866

• Home prices YoY: 0.5%
• Active inventory: 21
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,088 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $323

Break-even live

Break-even rent $680

Max offer price $89,900

Occupancy floor 65%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $89,900 Active 271 DOM
2. 2026-06-18
   days on market $89,900 Active 270 DOM
3. 2026-06-17
   days on market $89,900 Active 269 DOM
4. 2026-06-16
   days on market $89,900 Active 268 DOM
5. 2026-06-15
   days on market $89,900 Active 267 DOM
6. 2026-06-14
   days on market $89,900 Active 265 DOM
7. 2026-06-13
   days on market $89,900 Active 264 DOM
8. 2026-06-10
   days on market $89,900 Active 262 DOM
9. 2026-06-09
   days on market $89,900 Active 261 DOM
10. 2026-06-08
    days on market $89,900 Active 260 DOM
11. 2026-06-07
    days on market $89,900 Active 259 DOM
12. 2026-06-05
    days on market $89,900 Active 256 DOM
13. 2026-06-02
    days on market $89,900 Active 254 DOM
14. 2026-06-01
    days on market $89,900 Active 253 DOM
15. 2026-05-31
    days on market $89,900 Active 252 DOM
16. 2026-05-30
    days on market $89,900 Active 251 DOM
17. 2026-04-06
    price $89,900 517-char remark

    Show marketing remark (517 chars)

    Large lot in Notasulga Alabama with a 1999 Double wide home. THIS HOME IS BEING SOLD CASH AS-IS OR POSSIBLE 30% Down or more Conventional ONLY. 9 x 21 covered front porch and 10 x 30 covered back porch. There is a second septic tank and space for possibly another home site on this lot. There are 2 water meters at the road. There was a second home in the past on this lot. The second power pole has been removed. Home needs work and cosmetics. Approximately 12.2 miles to Auburn University. Property sold As-Is only.

18. 2026-03-13
    price $98,900 517-char remark

    Show marketing remark (517 chars)

    Large lot in Notasulga Alabama with a 1999 Double wide home. THIS HOME IS BEING SOLD CASH AS-IS OR POSSIBLE 30% Down or more Conventional ONLY. 9 x 21 covered front porch and 10 x 30 covered back porch. There is a second septic tank and space for possibly another home site on this lot. There are 2 water meters at the road. There was a second home in the past on this lot. The second power pole has been removed. Home needs work and cosmetics. Approximately 12.2 miles to Auburn University. Property sold As-Is only.

19. 2026-02-06
    price $109,900 517-char remark

    Show marketing remark (517 chars)

    Large lot in Notasulga Alabama with a 1999 Double wide home. THIS HOME IS BEING SOLD CASH AS-IS OR POSSIBLE 30% Down or more Conventional ONLY. 9 x 21 covered front porch and 10 x 30 covered back porch. There is a second septic tank and space for possibly another home site on this lot. There are 2 water meters at the road. There was a second home in the past on this lot. The second power pole has been removed. Home needs work and cosmetics. Approximately 12.2 miles to Auburn University. Property sold As-Is only.

20. 2025-12-31
    price $114,900 517-char remark

    Show marketing remark (517 chars)

    Large lot in Notasulga Alabama with a 1999 Double wide home. THIS HOME IS BEING SOLD CASH AS-IS OR POSSIBLE 30% Down or more Conventional ONLY. 9 x 21 covered front porch and 10 x 30 covered back porch. There is a second septic tank and space for possibly another home site on this lot. There are 2 water meters at the road. There was a second home in the past on this lot. The second power pole has been removed. Home needs work and cosmetics. Approximately 12.2 miles to Auburn University. Property sold As-Is only.

21. 2025-09-20
    listed $119,900 Active 517-char remark

    Show marketing remark (517 chars)

    Large lot in Notasulga Alabama with a 1999 Double wide home. THIS HOME IS BEING SOLD CASH AS-IS OR POSSIBLE 30% Down or more Conventional ONLY. 9 x 21 covered front porch and 10 x 30 covered back porch. There is a second septic tank and space for possibly another home site on this lot. There are 2 water meters at the road. There was a second home in the past on this lot. The second power pole has been removed. Home needs work and cosmetics. Approximately 12.2 miles to Auburn University. Property sold As-Is only.

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $369 · $31/mo
• Expected delta: +$32/yr (+$3/mo · 9.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,060
• − Mortgage interest: −$5,036
• − Property taxes: −$337
• − Insurance: −$450
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$2,615
• Taxable income: $2,534
• Est. tax owed @ 24.0%: −$608
• After-tax cash flow: $3,266/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: Macon County
• NCES district ID: 0102190
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 17% ▼ -8.00%
• Median HH income: $30,012
• Composite: 7.24/100
• National rank: #9958
• State rank: #123 of 129 in AL

Livability — Reeltown

• Score: 55/100
• State rank: #430
• US rank: #23197

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,540

Population outlook (Macon County) Hauer SSP2

• Today (2025): 15,805 people
• By 2030: 14,101 · -10.8%
• By 2040: 11,244 · -28.9%
• By 2050: 9,088 · -42.5%
• By 2075: 6,606 · -58.2%
• By 2100: 6,309 · -60.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Italian 1% Hispanic 1%
• Foreign-born: 1% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Macon

• 2024 margin: Solid D (+56.3) · D 77.8% · R 21.5%
• 2008→2024 swing: -17.8pp toward R · 2008: 74.0pp · 2024: 56.3pp
• All cycles: 2024: D+56.3 2020: D+63.8 2016: D+66.8 2012: D+74.4 2008: D+74.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.85%
• Current HPI: 164.729
• 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

-25.0% since first listed

5 events — show timeline

• 2026-04-06 Price Changed $89,900 EABOR
• 2026-03-13 Price Changed $98,900 EABOR
• 2026-02-06 Price Changed $109,900 EABOR
• 2025-12-31 Price Changed $114,900 EABOR
• 2025-09-20 Listed $119,900 EABOR

Property tax history

+1.3%/yr

Latest (2025): $337 · +42.2% YoY. Source: county tax records.