955 N State Hwy #123 · Hartford, AL 36344

$110,000

2 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 42 Days on market

Built 1999 0.25 ac lot $69/sqft · 23% below area Est $142k · 23% under

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Why this score? — see what drove the C- 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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity in Hartford! 955 N State Highway 123 offers a spacious layout with plenty of potential for a primary residence, rental, or investment property. Located on a well-traveled highway for easy access to nearby towns, shopping, and local amenities. This home provides for updates and personalization to fit your style or investment goals. Whether you’re an owner-occupant looking to build equity or an investor seeking your next project, this property has strong upside potential. Property is being sold as-is. Don’t miss this value opportunity in a convenient location!

Key facts

• 0.25 acre lot
• Garage
• Built 1999

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $71 ($858/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $91k (17.6% below list).
• Recommended offer: $91k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#169 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, health & safety D, schools D-.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,643 (17.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 10.1

CMA / ARV

• ARV (median comp): $141,958
• List price: $110,000
• Delta: -22.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Maple Ave	0.56mi	3/2.0 (+1)	1,625 (+2%)	18mo	$178,000	$110	51
800 Maple Ave	0.56mi	3/2.0 (+1)	1,625 (+2%)	18mo	$178,000	$110	51
106 Newton St	0.43mi	3/2.0 (+1)	1,398 (-13%)	12mo	$199,000	$142	44
106 Newton St	0.43mi	3/2.0 (+1)	1,398 (-13%)	12mo	$199,000	$142	44

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: -12.0%
• Equity multiple: 0.57×
• Total profit: $-13,330
• Equity at exit: $16,401

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-5,978
• Equity at exit: $9,511

Cash invested: $30,800 (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 36344

• Home prices YoY: -13.0%
• Active inventory: 36
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $906 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $71

Break-even live

Break-even rent $816

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-02
   days on market $110,000 Active 42 DOM
2. 2026-06-01
   days on market $110,000 Active 41 DOM
3. 2026-05-31
   days on market $110,000 Active 40 DOM
4. 2026-05-30
   days on market $110,000 Active 39 DOM
5. 2026-04-29
   price $124,995 601-char remark

   Show marketing remark (601 chars)

   Great opportunity in Hartford! 955 N State Highway 123 offers a spacious layout with plenty of potential for a primary residence, rental, or investment property. Located on a well-traveled highway for easy access to nearby towns, shopping, and local amenities. This home provides for updates and personalization to fit your style or investment goals. Whether you’re an owner-occupant looking to build equity or an investor seeking your next project, this property has strong upside potential. Property is being sold as-is. Don’t miss this value opportunity in a convenient location!

6. 2026-04-21
   listed $129,995 Active 601-char remark

   Show marketing remark (601 chars)

   Great opportunity in Hartford! 955 N State Highway 123 offers a spacious layout with plenty of potential for a primary residence, rental, or investment property. Located on a well-traveled highway for easy access to nearby towns, shopping, and local amenities. This home provides for updates and personalization to fit your style or investment goals. Whether you’re an owner-occupant looking to build equity or an investor seeking your next project, this property has strong upside potential. Property is being sold as-is. Don’t miss this value opportunity in a convenient location!

7. 2019-02-21
   soldstatus $45,000
8. 2019-02-15
   soldstatus $45,000 356-char remark

   Show marketing remark (356 chars)

   Nice, cozy 2bed/2ba home located in Hartford AL. Completely fenced in backyard and side yard. Nice landscaping and flower beds. Florida room w/ sliding glass door. Great price and perfect for small family or single owner. Open floor plan in kitchen/living and dining area. Nice secluded backyard w/ privacy fence - Seller has chickens and ducks! Must see!

9. 2019-02-15
   soldstatus $45,000 356-char remark

   Show marketing remark (356 chars)

   Nice, cozy 2bed/2ba home located in Hartford AL. Completely fenced in backyard and side yard. Nice landscaping and flower beds. Florida room w/ sliding glass door. Great price and perfect for small family or single owner. Open floor plan in kitchen/living and dining area. Nice secluded backyard w/ privacy fence - Seller has chickens and ducks! Must see!

10. 2018-08-31
    listed $47,500 356-char remark

    Show marketing remark (356 chars)

    Nice, cozy 2bed/2ba home located in Hartford AL. Completely fenced in backyard and side yard. Nice landscaping and flower beds. Florida room w/ sliding glass door. Great price and perfect for small family or single owner. Open floor plan in kitchen/living and dining area. Nice secluded backyard w/ privacy fence - Seller has chickens and ducks! Must see!

11. 2018-08-31
    listed $47,500 356-char remark

    Show marketing remark (356 chars)

    Nice, cozy 2bed/2ba home located in Hartford AL. Completely fenced in backyard and side yard. Nice landscaping and flower beds. Florida room w/ sliding glass door. Great price and perfect for small family or single owner. Open floor plan in kitchen/living and dining area. Nice secluded backyard w/ privacy fence - Seller has chickens and ducks! Must see!

12. 2015-04-03
    soldstatus $43,000
13. 2015-04-03
    soldstatus $43,000
14. 2014-12-19
    listed $47,500
15. 2014-12-19
    listed $47,500

ⓘ 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: $263 · $22/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$188/yr (+$16/mo · 71.5%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,877
• − Mortgage interest: −$6,162
• − Property taxes: −$263
• − Insurance: −$550
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$3,200
• Taxable loss: −$1,038
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $1,107/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: Geneva County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Hartford

• Score: 64/100
• State rank: #169
• US rank: #14759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, AL
• City population: 5,345
• Population (ZIP): 5,345

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 11% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.75%
• Current HPI: 151.8431
• 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

+163.1% since first listed

11 events — show timeline

• 2026-04-29 Price Changed $124,995 WBR
• 2026-04-21 Listed $129,995 WBR
• 2019-02-21 Sold (Public Records) $45,000 Public Records
• 2019-02-15 Sold (MLS) $45,000 MAAR
• 2019-02-15 Sold (MLS) $45,000 WBR
• 2018-08-31 Listed $47,500 MAAR
• 2018-08-31 Listed $47,500 WBR
• 2015-04-03 Sold (MLS) $43,000 MAAR
• 2015-04-03 Sold (MLS) $43,000 WBR
• 2014-12-19 Listed $47,500 MAAR
• 2014-12-19 Listed $47,500 WBR

Property tax history

+3.8%/yr

Latest (2019): $263 · +1.5% YoY. Source: county tax records.