714 Byrd Mill Rd · New Brockton, AL 36351

$89,900

2 bd · 2.0 ba · 1,574 sqft · SingleFamily public records · 157 Days on market

Built 1959 0.50 ac lot $57/sqft · 63% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity for Home stead or investor. this home is so cozy and giving country living but close enough for shopping Home with HVAC. Currently designed as a 2bed/2bath home on a deep lot with a large kitchen. Home also has hug storge. This would make an excellent project for the multi-faceted investor. Right of Redemption Period for this asset expires 11/18/26 Sold as is.

Key facts

• Large kitchen
• 0.5 acre lot
• Parking

Tags

• LARGE KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $374 ($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.
• Cap rate 11.3% vs local median 2.5% in New Brockton — 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 66/100 on livability (#100 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety D, schools F, amenities F.
• Coffee County (rural): math 27% / reading 50% proficiency, ranked #30 of 129 in AL (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $45k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1959 — 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 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?
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: 1.31% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.81%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (median comp): $245,145
• List price: $89,900
• Delta: -63.33%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Mayberry Way	0.72mi	3/2.0 (+1)	1,634 (+4%)	3mo	$270,000	$165	53
379 Mayberry Way	0.60mi	3/2.0 (+1)	1,701 (+8%)	2mo	$252,500	$148	52
140 Lawrence Dr	0.57mi	3/2.0 (+1)	1,505 (-4%)	13mo	$247,000	$164	50
68 Front Porch Way	0.70mi	3/2.0 (+1)	1,528 (-3%)	22mo	$230,000	$151	39

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: 9.3%
• Equity multiple: 1.37×
• Total profit: $9,206
• Equity at exit: $13,404

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $38,563
• Equity at exit: $7,773

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 36351

• Home prices YoY: -10.9%
• Active inventory: 34
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $374

Break-even live

Break-even rent $701

Max offer price $89,900

Occupancy floor 63%

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 30 events

1. 2026-06-19
   days on market $89,900 Active 157 DOM
2. 2026-06-18
   days on market $89,900 Active 156 DOM
3. 2026-06-17
   days on market $89,900 Active 155 DOM
4. 2026-06-16
   days on market $89,900 Active 154 DOM
5. 2026-06-16
   price $89,900 Active 153 DOM
6. 2026-06-15
   days on market $104,900 Active 153 DOM
7. 2026-06-14
   days on market $104,900 Active 151 DOM
8. 2026-06-12
   statusdays on market $104,900 Active 150 DOM
9. 2026-06-09
   days on market $104,900 Contingent 147 DOM
10. 2026-06-08
    days on market $104,900 Contingent 146 DOM
11. 2026-06-07
    days on market $104,900 Contingent 145 DOM
12. 2026-06-05
    days on market $104,900 Contingent 142 DOM
13. 2026-06-03
    days on market $104,900 Contingent 141 DOM
14. 2026-06-02
    days on market $104,900 Contingent 140 DOM
15. 2026-06-01
    days on market $104,900 Contingent 139 DOM
16. 2026-05-31
    days on market $104,900 Contingent 138 DOM
17. 2026-05-30
    days on market $104,900 Contingent 137 DOM
18. 2026-04-15
    price $104,900 374-char remark

    Show marketing remark (374 chars)

    Opportunity for Home stead or investor. this home is so cozy and giving country living but close enough for shopping Home with HVAC. Currently designed as a 2bed/2bath home on a deep lot with a large kitchen. Home also has hug storge. This would make an excellent project for the multi-faceted investor. Right of Redemption Period for this asset expires 11/18/26 Sold as is.

19. 2026-03-17
    price $114,900 374-char remark

    Show marketing remark (374 chars)

    Opportunity for Home stead or investor. this home is so cozy and giving country living but close enough for shopping Home with HVAC. Currently designed as a 2bed/2bath home on a deep lot with a large kitchen. Home also has hug storge. This would make an excellent project for the multi-faceted investor. Right of Redemption Period for this asset expires 11/18/26 Sold as is.

20. 2026-02-18
    price $124,900 374-char remark

    Show marketing remark (374 chars)

    Opportunity for Home stead or investor. this home is so cozy and giving country living but close enough for shopping Home with HVAC. Currently designed as a 2bed/2bath home on a deep lot with a large kitchen. Home also has hug storge. This would make an excellent project for the multi-faceted investor. Right of Redemption Period for this asset expires 11/18/26 Sold as is.

21. 2026-01-13
    listed $134,900 Active 374-char remark

    Show marketing remark (374 chars)

    Opportunity for Home stead or investor. this home is so cozy and giving country living but close enough for shopping Home with HVAC. Currently designed as a 2bed/2bath home on a deep lot with a large kitchen. Home also has hug storge. This would make an excellent project for the multi-faceted investor. Right of Redemption Period for this asset expires 11/18/26 Sold as is.

22. 2024-12-12
    soldstatus $140,000
23. 2024-12-06
    soldstatus $140,000 Closed 534-char remark

    Show marketing remark (534 chars)

    Quaint cottage in the country with two bedrooms and two baths, a large living room, big kitchen and breakfast area. The master bedroom is a good size with a large bathroom and big walk-in closet. This home has some new paint, a newer metal roof and new floors. This home is just off the main strip in New Brockton and just a few minutes away from the high school and elementary school. Metal shed would be great for a workshop, and it does have electricity. Just minutes away from Boll Weevil Circle and a short drive to Fort Novosel.

24. 2024-10-23
    historical Active Under Contract 534-char remark

    Show marketing remark (534 chars)

    Quaint cottage in the country with two bedrooms and two baths, a large living room, big kitchen and breakfast area. The master bedroom is a good size with a large bathroom and big walk-in closet. This home has some new paint, a newer metal roof and new floors. This home is just off the main strip in New Brockton and just a few minutes away from the high school and elementary school. Metal shed would be great for a workshop, and it does have electricity. Just minutes away from Boll Weevil Circle and a short drive to Fort Novosel.

25. 2024-10-04
    price $139,900 534-char remark

    Show marketing remark (534 chars)

    Quaint cottage in the country with two bedrooms and two baths, a large living room, big kitchen and breakfast area. The master bedroom is a good size with a large bathroom and big walk-in closet. This home has some new paint, a newer metal roof and new floors. This home is just off the main strip in New Brockton and just a few minutes away from the high school and elementary school. Metal shed would be great for a workshop, and it does have electricity. Just minutes away from Boll Weevil Circle and a short drive to Fort Novosel.

26. 2024-09-16
    listed $150,000 Active 534-char remark

    Show marketing remark (534 chars)

    Quaint cottage in the country with two bedrooms and two baths, a large living room, big kitchen and breakfast area. The master bedroom is a good size with a large bathroom and big walk-in closet. This home has some new paint, a newer metal roof and new floors. This home is just off the main strip in New Brockton and just a few minutes away from the high school and elementary school. Metal shed would be great for a workshop, and it does have electricity. Just minutes away from Boll Weevil Circle and a short drive to Fort Novosel.

27. 2017-07-26
    soldstatus $18,000
28. 2017-07-26
    soldstatus $18,000
29. 2017-04-24
    listed $25,000
30. 2017-04-24
    listed $25,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $540 · $45/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 · 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: $14,089
• − Mortgage interest: −$5,036
• − Property taxes: −$540
• − Insurance: −$450
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,615
• Taxable income: $3,194
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,717/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: Coffee County
• NCES district ID: 0100810
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $43,693
• Composite: 32.56/100
• National rank: #5682
• State rank: #30 of 129 in AL

Livability — New Brockton

• Score: 66/100
• State rank: #100
• US rank: #11430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Brockton, AL
• Population (ZIP): 3,926

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 53,133 people
• By 2030: 53,832 · +1.3%
• By 2040: 54,504 · +2.6%
• By 2050: 54,289 · +2.2%
• By 2075: 51,175 · -3.7%
• By 2100: 46,793 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 4% Slovak 3% Lithuanian 3%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -9.0pp toward R · 2008: -48.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.1 2016: R+56.7 2012: R+49.4 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.17%
• Current HPI: 164.0922
• 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

+319.6% since first listed

13 events — show timeline

• 2026-04-15 Price Changed $104,900 MAAR
• 2026-03-17 Price Changed $114,900 MAAR
• 2026-02-18 Price Changed $124,900 MAAR
• 2026-01-13 Listed $134,900 MAAR
• 2024-12-12 Sold (Public Records) $140,000 Public Records
• 2024-12-06 Sold (MLS) $140,000 WBR
• 2024-10-23 Contingent — WBR
• 2024-10-04 Price Changed $139,900 WBR
• 2024-09-16 Listed $150,000 WBR
• 2017-07-26 Sold (MLS) $18,000 MAAR
• 2017-07-26 Sold (MLS) $18,000 WBR
• 2017-04-24 Listed $25,000 MAAR
• 2017-04-24 Listed $25,000 WBR

Property tax history

+5.6%/yr

Latest (2025): $540 · +6.5% YoY. Source: county tax records.