394 Clay St · Goodwater, AL 35072

$79,500

4 bd · 2.0 ba · 2,120 sqft · SingleFamily · 165 Days on market

Built 1950 Fair condition $38/sqft · 70% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

Looking for a 4-bed 2-bath home under $100,000? Look no longer! Nice, older home in Goodwater on a quiet street. Public utilities, space heat, and window units. Oven, range top, and refrigerator included. Enjoy your morning coffee on the large front porch shaded by huge pecan trees! Large lot for many activities and gardening. This house has a basement that could be finished as additional living space. Sold 'As Is"

Key facts

• Large front porch
• Basement
• Large lot

Tags

• LARGE FRONT PORCH
• HUGE PECAN TREES
• LARGE LOT
• BASEMENT

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 $416 ($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: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#136 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Coosa County (rural): math 6% / reading 30% proficiency, ranked #110 of 129 in AL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($550 loan paydown + $2k appreciation (2.8% local appreciation)).
• Coosa County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; moderate 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 $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 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 1950 — 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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.42%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $263,560
• List price: $79,500
• Delta: -69.84%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 2.58×
• Total profit: $35,099
• Equity at exit: $34,703

10-year hold

• IRR: 28.9%
• Equity multiple: 5.00×
• Total profit: $89,099
• Equity at exit: $52,684

Cash invested: $22,260 (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 35072

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $416

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 61%

Sensitivity live

Price	-10% $471	-5% $443	+0% $416	+5% $388	+10% $361
Rent	-10% $319	-5% $368	+0% $416	+5% $464	+10% $512
Rate	-1.0pp $456	-0.5pp $436	base $416	+0.5pp $395	+1.0pp $374

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $79,500 Active 165 DOM
2. 2026-06-19
   days on market $79,500 Active 163 DOM
3. 2026-06-18
   days on market $79,500 Active 162 DOM
4. 2026-06-17
   days on market $79,500 Active 161 DOM
5. 2026-06-16
   days on market $79,500 Active 160 DOM
6. 2026-06-15
   days on market $79,500 Active 159 DOM
7. 2026-06-14
   days on market $79,500 Active 157 DOM
8. 2026-06-12
   days on market $79,500 Active 156 DOM
9. 2026-06-09
   days on market $79,500 Active 153 DOM
10. 2026-06-08
    days on market $79,500 Active 152 DOM
11. 2026-06-07
    days on market $79,500 Active 151 DOM
12. 2026-06-07
    days on market $79,500 Active 150 DOM
13. 2026-06-04
    days on market $79,500 Active 147 DOM
14. 2026-06-02
    days on market $79,500 Active 146 DOM
15. 2026-06-01
    days on market $79,500 Active 145 DOM
16. 2026-05-31
    days on market $79,500 Active 144 DOM
17. 2026-05-31
    days on market $79,500 Active 143 DOM
18. 2026-01-05
    listed $79,500 Active 423-char remark

    Show marketing remark (423 chars)

    Looking for a 4-bed 2-bath home under $100,000? Look no longer! Nice, older home in Goodwater on a quiet street. Public utilities, space heat, and window units. Oven, range top, and refrigerator included. Enjoy your morning coffee on the large front porch shaded by huge pecan trees! Large lot for many activities and gardening. This house has a basement that could be finished as additional living space. Sold 'As Is"

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $14,662
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,313
• Taxable income: $3,960
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $4,040/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 · 12 photos

Fair 45/100 Moderate rehab

This older home requires moderate renovations, including painting, kitchen and bathroom updates, and landscaping improvements to significantly increase its value.

Repairs flagged

• Major Kitchen appliances — Need replacement due to poor condition.
• Major Bathroom fixtures — Stained and worn, need replacement.
• Major Flooring — Dirty and worn, need replacement or cleaning.
• Major Paint — Worn and discolored, needs repainting.
• Major Landscaping — Needs trimming and planting to improve curb appeal.

Value-add opportunities

• Both Painting and repainting — Improves both resale and rental value.
• Both Landscaping and garden improvements — Enhances curb appeal and rental potential.
• Both Kitchen and bathroom updates — Significant upgrades to major living spaces improve both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Need replacement due to poor condition.	Major	$15,000–50,000
Bathroom fixtures · Stained and worn, need replacement.	Major	$15,000–50,000
Flooring · Dirty and worn, need replacement or cleaning.	Major	$15,000–50,000
Paint · Worn and discolored, needs repainting.	Major	$15,000–50,000
Landscaping · Needs trimming and planting to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Painting and repainting — Improves both resale and rental value. ↑
• Both Landscaping and garden improvements — Enhances curb appeal and rental potential. ↑
• Both Kitchen and bathroom updates — Significant upgrades to major living spaces improve both resale and rental 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: Coosa County
• NCES district ID: 0100900
• Math proficiency: 6% ▼ -23.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $34,909
• Composite: 14.72/100
• National rank: #9397
• State rank: #110 of 129 in AL

Livability — Goodwater

• Score: 65/100
• State rank: #136
• US rank: #13307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodwater, AL
• Population (ZIP): 4,725

Population outlook (Coosa County) Hauer SSP2

• Today (2025): 8,898 people
• By 2030: 7,964 · -10.5%
• By 2040: 6,286 · -29.4%
• By 2050: 4,978 · -44.1%
• By 2075: 3,255 · -63.4%
• By 2100: 2,832 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 39% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Coosa

• 2024 margin: Solid R (+43.3) · D 28.1% · R 71.4%
• 2008→2024 swing: -25.8pp toward R · 2008: -17.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+33.5 2016: R+30.6 2012: R+16.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 155.8145
• 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

1 event — show timeline

• 2026-01-05 Listed $79,500 Greater Alabama MLS