104 George H. Preyear Rd · Monroeville, AL 36460

$32,500

2 bd · 1.0 ba · 1,230 sqft · SingleFamily · 312 Days on market

Built 1948 Poor condition 3.40 ac lot $26/sqft · 11% below area Est $36k · 11% under ↓ 13% 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 +30.0/30.0
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property is truly exceptional! Spanning over 3 acres of picturesque land, it is located on a peaceful, well-maintained road just minutes from the charming and historic downtown square. A rare opportunity to own a piece of prime real estate in an idyllic setting. This home is not livable and would probably need to be torn down but the property is beautiful and the perfect spot to build your own. Buyer to verify all information during due diligence.

Key facts

• 3 acres of land
• Idyllic setting
• 3.4 acre lot

Tags

• 3 ACRES OF LAND
• HISTORIC DOWNTOWN SQUARE
• IDYLLIC SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($966 rent vs $32k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#377 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A-, housing B+; Watch: schools F, amenities F, commute F.
• Monroe County (rural): math 7% / reading 27% proficiency, ranked #112 of 129 in AL (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 22 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 47 units permitted in Monroe County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 of value loss. Plan a longer hold.
• Monroe County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $28,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 312 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.97% ✓
• Cap rate: 26.17%
• Cash-on-cash: 70.98%
• DSCR: 4.16
• GRM: 2.8

CMA / ARV

• ARV (median comp): $36,413
• List price: $32,500
• Delta: -10.75%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
271 Wilcox St	0.55mi	3/1.0 (+1)	1,148 (-7%)	2mo	$36,413	$32	56

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: 70.6%
• Equity multiple: 4.19×
• Total profit: $29,028
• Equity at exit: $4,846

10-year hold

• IRR: 74.6%
• Equity multiple: 8.63×
• Total profit: $69,478
• Equity at exit: $2,810

Cash invested: $9,100 (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 36460

• Home prices YoY: -13.3%
• Active inventory: 22
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $538

Break-even live

Break-even rent $284

Max offer price $32,500

Occupancy floor 39%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
530 Cecil Ln Unit 103 Monroeville, AL	3.0	1.0	861	$1,050	$1.22	43d	1	0.64mi
292 W Claiborne St Unit 108 Monroeville, AL	2.0	1.0	800	$795	$0.99	43d	1	1.20mi

Listing history 18 events

1. 2026-06-19
   days on market $32,500 Active 312 DOM
2. 2026-06-18
   days on market $32,500 Active 311 DOM
3. 2026-06-17
   days on market $32,500 Active 310 DOM
4. 2026-06-16
   days on market $32,500 Active 309 DOM
5. 2026-06-15
   days on market $32,500 Active 308 DOM
6. 2026-06-14
   days on market $32,500 Active 306 DOM
7. 2026-06-12
   days on market $32,500 Active 305 DOM
8. 2026-06-09
   days on market $32,500 Active 302 DOM
9. 2026-06-08
   days on market $32,500 Active 301 DOM
10. 2026-06-07
    days on market $32,500 Active 300 DOM
11. 2026-06-07
    days on market $32,500 Active 299 DOM
12. 2026-06-04
    days on market $32,500 Active 296 DOM
13. 2026-06-02
    days on market $32,500 Active 295 DOM
14. 2026-06-01
    days on market $32,500 Active 294 DOM
15. 2026-05-31
    days on market $32,500 Active 293 DOM
16. 2026-05-31
    days on market $32,500 Active 292 DOM
17. 2025-08-12
    listed $32,500 Active 456-char remark

    Show marketing remark (456 chars)

    This property is truly exceptional! Spanning over 3 acres of picturesque land, it is located on a peaceful, well-maintained road just minutes from the charming and historic downtown square. A rare opportunity to own a piece of prime real estate in an idyllic setting. This home is not livable and would probably need to be torn down but the property is beautiful and the perfect spot to build your own. Buyer to verify all information during due diligence.

18. 2024-10-21
    listed $37,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,587
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$945
• Taxable income: $6,317
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $4,943/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.

Condition & rehab AI · 6 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to be livable and attractive. Significant work is needed to address the roof, exterior, and landscaping to increase its resale and rental value.

Repairs flagged

• Major roof — Appears old and possibly damaged
• Major exterior siding — Overgrown vegetation and dilapidated appearance
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both landscaping and curb appeal — Improving the appearance will attract buyers and renters
• Both roof repair — A new roof will improve the home's value and appeal
• Both exterior siding repair — A new exterior will improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Appears old and possibly damaged	Major	$15,000–50,000
exterior siding · Overgrown vegetation and dilapidated appearance	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both landscaping and curb appeal — Improving the appearance will attract buyers and renters ↑
• Both roof repair — A new roof will improve the home's value and appeal ↑
• Both exterior siding repair — A new exterior will improve the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Monroe County
• NCES district ID: 0102400
• Math proficiency: 7% ▼ -24.00%
• Reading proficiency: 27% ▼ -6.00%
• Median HH income: $29,403
• Composite: 13.38/100
• National rank: #9529
• State rank: #112 of 129 in AL

Livability — Monroeville

• Score: 57/100
• State rank: #377
• US rank: #21666

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroeville, AL
• City population: 9,583
• Population (ZIP): 9,583

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 19,513 people
• By 2030: 18,310 · -6.2%
• By 2040: 15,966 · -18.2%
• By 2050: 13,815 · -29.2%
• By 2075: 10,293 · -47.3%
• By 2100: 8,410 · -56.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (51%)
• Race & ethnicity: Black 51% White 46% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Arabic 1%

Political lean MEDSL · Monroe

• 2024 margin: Strong R (+23.1) · D 38.2% · R 61.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -10.2pp · 2024: -23.1pp
• All cycles: 2024: R+23.1 2020: R+15.9 2016: R+14.3 2012: R+7.8 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.28%
• Current HPI: 151.3899
• 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

-13.3% since first listed

2 events — show timeline

• 2025-08-12 Listed $32,500 BCAR
• 2024-10-21 Listed $37,500 BCAR