294 E Rose St · Georgiana, AL 36033

$49,900

3 bd · 1.0 ba · 1,180 sqft · SingleFamily public records · 7 Days on market

Built 1983 0.49 ac lot Est $45k · 11% over ↓ 9% 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
• Appreciation +7.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.3/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1-bath home offering approximately 1,180 square feet of comfortable living space. This property features an inviting front porch, perfect for relaxing and enjoying the neighborhood. Inside, the home offers a functional layout with great potential for a first-time homebuyer, investor, or anyone looking to downsize. The roof and HVAC are in working condition, giving buyers added peace of mind. Outside, enjoy a large backyard with plenty of space for entertaining, gardening, pets, or future outdoor improvements. With its cozy charm, usable space, and spacious yard, this home is ready for its next owner to make it their own. This is an equitable interest

Key facts

• Front porch
• Large backyard
• Working roof

Tags

• FRONT PORCH
• LARGE BACKYARD
• WORKING ROOF
• WORKING HVAC

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-story brick home; Year built per public records
• Construction: Brick construction
• Exterior features: City lot with mature trees

Interior

• Flooring: Plank; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air (electric)
• Interior features: Plank and vinyl flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($977 rent vs $50k).

Location & tenants

• Location reads 61/100 on livability (#256 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Butler County (town): math 7% / reading 26% proficiency, ranked #113 of 129 in AL (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP; 13 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $2k appreciation (4.4% local appreciation)).
• Butler County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 97% 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 $49,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.96% ✓
• Cap rate: 17.53%
• Cash-on-cash: 40.12%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $44,840
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Miranda Ave	0.30mi	3/1.0	1,322 (+12%)	6mo	$49,750	$38	61
667 Oakwood St	0.66mi	2/1.0 (-1)	1,260 (+7%)	16mo	$25,000	$20	40

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

Projected returns pro-forma

4.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.6%
• Equity multiple: 3.83×
• Total profit: $39,551
• Equity at exit: $26,477

10-year hold

• IRR: 46.0%
• Equity multiple: 7.78×
• Total profit: $94,689
• Equity at exit: $44,271

Cash invested: $13,972 (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 36033

• Home prices YoY: 4.1%
• Active inventory: 5
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $977 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$22 /mo · $263/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $467

Break-even live

Break-even rent $385

Max offer price $49,900

Occupancy floor 47%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $49,900 Active 7 DOM
2. 2026-06-18
   days on market $49,900 Active 6 DOM
3. 2026-06-17
   days on market $49,900 Active 5 DOM
4. 2026-06-16
   days on market $49,900 Active 4 DOM
5. 2026-06-15
   days on market $49,900 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $49,900 Active 1 DOM

ⓘ 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: $263 · $22/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 97% 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: $11,719
• − Mortgage interest: −$2,795
• − Property taxes: −$263
• − Insurance: −$250
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$1,452
• Taxable income: $5,085
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $4,385/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: Butler County
• NCES district ID: 0100510
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 26% ▼ -2.00%
• Median HH income: $32,919
• Composite: 13.31/100
• National rank: #9539
• State rank: #113 of 129 in AL

Livability — Georgiana

• Score: 61/100
• State rank: #256
• US rank: #18000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgiana, AL
• Population (ZIP): 3,685

Population outlook (Butler County) Hauer SSP2

• Today (2025): 18,662 people
• By 2030: 17,783 · -4.7%
• By 2040: 16,040 · -14.0%
• By 2050: 14,498 · -22.3%
• By 2075: 11,409 · -38.9%
• By 2100: 9,080 · -51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 31% Two or more races 1%
• Common ancestry: Serbian 2% Iranian 1%
• Foreign-born: 0% · Canada

Political lean MEDSL · Butler

• 2024 margin: Strong R (+22.7) · D 38.4% · R 61.1%
• 2008→2024 swing: -9.3pp toward R · 2008: -13.3pp · 2024: -22.7pp
• All cycles: 2024: R+22.7 2020: R+15.7 2016: R+13.5 2012: R+7.5 2008: R+13.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.40%
• Current HPI: 110.8868
• 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

-9.3% since first listed

4 events — show timeline

• 2026-06-12 Listed $49,900 MAAR
• 2026-03-20 Price Changed $48,000 MAAR
• 2026-03-06 Price Changed $53,000 MAAR
• 2026-02-25 Listed $55,000 MAAR

Property tax history

+1.9%/yr

Latest (2024): $263 · +0.0% YoY. Source: county tax records.