578 Killebrew St · Newton, AL 36352

$94,900

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 29 Days on market

Built 1960 8,712 sqft lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great starter home or just someone looking to down size. This 3bd/1ba home sits on . 23 of an acre. Privacy fenced back yard, single carport, outside laundry and covered front porch. Inside you'll enjoy the open living area between the kitchen and livingroom, comes with appliances and bedrooms at one end. Septic and field lines were replace in in 2013, metal roof was installed in 2013 and H & C was installed in 2015.

Key facts

• 1-car carport
• 8,712 sq ft lot
• Listed 28 days

Tags

• DETACHED LAUNDRY AREA
• 1-CAR CARPORT
• GENEROUSLY SIZED YARD

Property features AI

Finance

• Other: Located in an area with no subdivision

Exterior

• Home design: Single-family residence
• Exterior features: Lot of approximately 0.2 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Directions provided to property (see listing for details)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#88 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools C-, health & safety D, amenities 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: 60 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 $4k of equity ($656 loan paydown + $4k appreciation (3.8% 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 (3.8% appreciation + 3.0% rent growth), your $27k 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 29 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $93,476 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 14.84%
• Cash-on-cash: 30.51%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.7%
• Equity multiple: 3.21×
• Total profit: $58,643
• Equity at exit: $47,149

10-year hold

• IRR: 36.9%
• Equity multiple: 6.40×
• Total profit: $143,396
• Equity at exit: $76,354

Cash invested: $26,572 (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 36352

• Home prices YoY: 1.6%
• Active inventory: 60
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,570 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $676

Break-even live

Break-even rent $714

Max offer price $94,900

Occupancy floor 52%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $94,900 Active 29 DOM
2. 2026-06-18
   days on market $94,900 Active 28 DOM
3. 2026-06-17
   days on market $94,900 Active 27 DOM
4. 2026-06-16
   days on market $94,900 Active 26 DOM
5. 2026-06-15
   days on market $94,900 Active 25 DOM
6. 2026-06-14
   days on market $94,900 Active 23 DOM
7. 2026-06-12
   days on market $94,900 Active 22 DOM
8. 2026-06-09
   days on market $94,900 Active 19 DOM
9. 2026-06-08
   days on market $94,900 Active 18 DOM
10. 2026-06-07
    days on market $94,900 Active 17 DOM
11. 2026-06-05
    days on market $94,900 Active 14 DOM
12. 2026-06-03
    days on market $94,900 Active 13 DOM
13. 2026-06-02
    days on market $94,900 Active 12 DOM
14. 2026-06-01
    days on market $94,900 Active 11 DOM
15. 2026-05-31
    days on market $94,900 Active 10 DOM
16. 2026-05-30
    days on market $94,900 Active 9 DOM
17. 2026-05-21
    listed $94,900 Active
18. 2022-04-20
    soldstatus $63,500
19. 2022-04-13
    soldstatus $63,500 424-char remark

    Show marketing remark (424 chars)

    Great starter home or just someone looking to down size. This 3bd/1ba home sits on . 23 of an acre. Privacy fenced back yard, single carport, outside laundry and covered front porch. Inside you'll enjoy the open living area between the kitchen and livingroom, comes with appliances and bedrooms at one end. Septic and field lines were replace in in 2013, metal roof was installed in 2013 and H & C was installed in 2015.

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $389 · $32/mo
• Expected delta: +$63/yr (+$5/mo · 19.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,836
• − Mortgage interest: −$5,316
• − Property taxes: −$326
• − Insurance: −$474
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$2,761
• Taxable income: $6,945
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $6,441/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 — Newton

• Score: 67/100
• State rank: #88
• US rank: #11075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, AL
• Population (ZIP): 5,762

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 (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

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: ▲ 3.83%
• Current HPI: 239.5672
• 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

+49.4% since first listed

3 events — show timeline

• 2026-05-21 Listed $94,900 CBOR
• 2022-04-20 Sold (Public Records) $63,500 Public Records
• 2022-04-13 Sold (MLS) $63,500 SAMLS

Property tax history

+0.5%/yr

Latest (2025): $326 · +6.2% YoY. Source: county tax records.