26879 Plywood Ml · River Falls, AL 36421

$79,900

4 bd · 2.0 ba · 1,742 sqft · SingleFamily · 27 Days on market

Built 1900 Fair condition 0.49 ac lot $46/sqft · 52% below area ↓ 33% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Home being sold as is. Cash preferred but will consider financed all offers. Seller is assisted by an Attorney in Fact. Do not knock on door or approach house without prior communication.

Key facts

• 0.49 acre lot
• Built 1900
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $441 ($5k/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: $79k (1.5% 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+, housing A+; Watch: health & safety C-, schools F, crime D-.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 109 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($552 loan paydown + $4k appreciation (4.7% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.7% 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 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $78,701 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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: 1.57% ✓
• Cap rate: 12.91%
• Cash-on-cash: 23.63%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $167,160
• List price: $79,900
• Delta: -47.95%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

4.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.02×
• Total profit: $45,085
• Equity at exit: $43,779

10-year hold

• IRR: 31.7%
• Equity multiple: 6.04×
• Total profit: $112,774
• Equity at exit: $74,345

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 36421

• Home prices YoY: 2.6%
• Active inventory: 109
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $441

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 60%

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 22 events

1. 2026-06-19
   days on market $79,900 Active 27 DOM
2. 2026-06-18
   days on market $79,900 Active 26 DOM
3. 2026-06-17
   days on market $79,900 Active 25 DOM
4. 2026-06-16
   days on market $79,900 Active 24 DOM
5. 2026-06-15
   days on market $79,900 Active 23 DOM
6. 2026-06-14
   days on market $79,900 Active 21 DOM
7. 2026-06-12
   days on market $79,900 Active 20 DOM
8. 2026-06-09
   days on market $79,900 Active 17 DOM
9. 2026-06-08
   days on market $79,900 Active 16 DOM
10. 2026-06-07
    days on market $79,900 Active 15 DOM
11. 2026-06-07
    days on market $79,900 Active 14 DOM
12. 2026-06-04
    days on market $79,900 Active 11 DOM
13. 2026-06-02
    days on market $79,900 Active 10 DOM
14. 2026-06-01
    days on market $79,900 Active 9 DOM
15. 2026-05-31
    days on market $79,900 Active 8 DOM
16. 2026-05-31
    pricedays on market $79,900 Active 7 DOM
17. 2026-04-23
    price $87,000
18. 2026-04-10
    price $89,000
19. 2026-03-23
    price $99,000
20. 2026-03-09
    price $109,000
21. 2026-02-25
    price $119,000
22. 2026-02-16
    listed $129,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,079
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,324
• Taxable income: $4,269
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $4,262/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to improve its condition and appeal. Key areas for improvement include the kitchen and bathrooms, as well as the roof and exterior. Upgrades in these areas would significantly enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — dated and slightly worn
• Minor bathroom fixtures — dated and slightly worn
• Moderate roof — visible wear
• Minor exterior siding — some discoloration
• Minor HVAC unit — no obvious issues

Value-add opportunities

• Both painting and updating fixtures — enhances curb appeal and interior aesthetics
• Both HVAC upgrade — improves comfort and energy efficiency
• Both kitchen and bathroom updates — modernizes spaces and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and slightly worn	Minor	$500–3,000
bathroom fixtures · dated and slightly worn	Minor	$500–3,000
roof · visible wear	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
HVAC unit · no obvious issues	Minor	$500–3,000
Total estimated repair cost · 5 items		$5,000–27,000

Value-add ROI direction

• Both painting and updating fixtures — enhances curb appeal and interior aesthetics ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑
• Both kitchen and bathroom updates — modernizes spaces and increases appeal ↑

ⓘ 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: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 of 129 in AL

Livability — River Falls

• Score: 57/100
• State rank: #377
• US rank: #21610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: River Falls, AL
• City population: 43
• Population (ZIP): 9,861

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 11% Two or more races 4%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.69%
• Current HPI: 184.14
• 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

-32.6% since first listed

6 events — show timeline

• 2026-04-23 Price Changed $87,000 MAAR
• 2026-04-10 Price Changed $89,000 MAAR
• 2026-03-23 Price Changed $99,000 MAAR
• 2026-03-09 Price Changed $109,000 MAAR
• 2026-02-25 Price Changed $119,000 MAAR
• 2026-02-16 Listed $129,000 MAAR