1927 Philpot St · Selma, AL 36703

$21,500

3 bd · 1.0 ba · 1,776 sqft · SingleFamily public records · 117 Days on market

Built 1960 6,490 sqft lot $12/sqft · 48% below area Est $42k · 48% under ↓ 43% since listing

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0

Key facts

• Extra-large lot
• Utility room
• Dining room

Tags

• GREAT ROOM
• FIREPLACE
• DINING ROOM
• UTILITY ROOM
• EXTRA-LARGE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($929 rent vs $22k).
• Recommended offer: $20k (9.0% below list) — sets the bar for market timing.
• Cap rate 39.0% vs local median 7.5% in Selma — 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 56/100 on livability (#407 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Selma City (town): math 2% / reading 23% proficiency, ranked #118 of 129 in AL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($149 loan paydown + $2k appreciation (10.0% local appreciation)).
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $19,565 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. Crime grade is F 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?
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: 4.32% ✓
• Cap rate: 38.96%
• Cash-on-cash: 116.68%
• DSCR: 6.19
• GRM: 1.9

CMA / ARV

• ARV (median comp): $41,547
• List price: $21,500
• Delta: -48.25%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1313 Saint Phillips St	0.36mi	3/2.0	1,563 (-12%)	17mo	$20,000	$13	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.14×
• Total profit: $49,003
• Equity at exit: $19,369

10-year hold

• IRR: —
• Equity multiple: 20.11×
• Total profit: $115,018
• Equity at exit: $41,770

Cash invested: $6,020 (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 36703

• Home prices YoY: 13.2%
• Active inventory: 52
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $929 medium
• Mortgage (P&I): −$113
• Tax est. 1.5%: −$27 /mo · $322/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $585

Break-even live

Break-even rent $188

Max offer price $21,500

Occupancy floor 32%

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: $5,375
• Closing costs: $645
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1300 Cloverdale Rd Selma, AL	2.0–3.0	1.5–2.5	1204	$929	$0.77	21d	1	1.18mi

Listing history 16 events

1. 2026-06-17
   status $21,500 Pending 117 DOM
2. 2026-06-17
   days on market $21,500 Contingent 117 DOM
3. 2026-06-16
   days on market $21,500 Contingent 116 DOM
4. 2026-06-15
   days on market $21,500 Contingent 115 DOM
5. 2026-06-14
   days on market $21,500 Contingent 113 DOM
6. 2026-06-12
   days on market $21,500 Contingent 112 DOM
7. 2026-06-09
   days on market $21,500 Contingent 109 DOM
8. 2026-06-08
   days on market $21,500 Contingent 108 DOM
9. 2026-06-07
   days on market $21,500 Contingent 107 DOM
10. 2026-06-07
    days on market $21,500 Contingent 106 DOM
11. 2026-06-04
    status $21,500 Contingent 103 DOM
12. 2026-04-22
    price $21,500
13. 2026-03-27
    price $25,000
14. 2026-02-23
    price $27,500
15. 2026-01-30
    listed $30,000 Active
16. 2003-07-09
    soldstatus $38,000

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,148
• − Mortgage interest: −$1,204
• − Property taxes: −$322
• − Insurance: −$108
• − Repairs & maintenance: −$892
• − Management: −$892
• − Depreciation: −$625
• Taxable income: $7,105
• Est. tax owed @ 24.0%: −$1,705
• After-tax cash flow: $5,319/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: Selma City
• NCES district ID: 0102970
• Math proficiency: 2% ▼ -24.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $23,380
• Composite: 9.07/100
• National rank: #9870
• State rank: #118 of 129 in AL

Livability — Selma

• Score: 56/100
• State rank: #407
• US rank: #22550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, AL
• Population (ZIP): 9,489

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 26% Two or more races 3%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.24%
• Current HPI: 164.88
• 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

-43.4% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $21,500 MAAR
• 2026-03-27 Price Changed $25,000 MAAR
• 2026-02-23 Price Changed $27,500 MAAR
• 2026-01-30 Listed $30,000 MAAR
• 2003-07-09 Sold (Public Records) $38,000 Public Records