209 Christian St · Dadeville, AL 36853

$49,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 63 Days on market

Built 1971 0.74 ac lot $52/sqft · 60% below area ↓ 15% 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
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!!! Great Investment opportunity, plenty of space. The home needs some TLC, it has hardwood flooring throughout, large bedrooms with separate kitchen area!! You don't want to miss this opportunity and bring your paint bucket and brush!!

Key facts

• 0.74 acre lot
• Parking
• Built 1971

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 $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($938 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#468 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Tallapoosa County (rural): math 15% / reading 35% proficiency, ranked #93 of 129 in AL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 280 active listings in the ZIP; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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: 1.88% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.42%
• DSCR: 2.67
• GRM: 4.4

CMA / ARV

• ARV (median comp): $125,000
• List price: $49,900
• Delta: -60.08%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 2.41×
• Total profit: $19,657
• Equity at exit: $7,440

10-year hold

• IRR: 40.3%
• Equity multiple: 4.78×
• Total profit: $52,812
• Equity at exit: $4,314

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 36853

• Home prices YoY: -30.6%
• Active inventory: 280
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $938 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$23 /mo · $272/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $436

Break-even live

Break-even rent $386

Max offer price $49,900

Occupancy floor 49%

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 19 events

1. 2026-06-19
   days on market $49,900 Active 63 DOM
2. 2026-06-18
   days on market $49,900 Active 62 DOM
3. 2026-06-17
   days on market $49,900 Active 61 DOM
4. 2026-06-16
   days on market $49,900 Active 60 DOM
5. 2026-06-15
   days on market $49,900 Active 59 DOM
6. 2026-06-14
   days on market $49,900 Active 57 DOM
7. 2026-06-12
   days on market $49,900 Active 56 DOM
8. 2026-06-09
   days on market $49,900 Active 53 DOM
9. 2026-06-08
   days on market $49,900 Active 52 DOM
10. 2026-06-07
    days on market $49,900 Active 51 DOM
11. 2026-06-06
    days on market $49,900 Active 50 DOM
12. 2026-06-04
    days on market $49,900 Active 47 DOM
13. 2026-06-02
    days on market $49,900 Active 46 DOM
14. 2026-06-01
    price $49,900 Active 45 DOM
15. 2026-06-01
    days on market $54,900 Active 45 DOM
16. 2026-05-31
    days on market $54,900 Active 44 DOM
17. 2026-05-31
    days on market $54,900 Active 43 DOM
18. 2026-04-30
    price $54,900 259-char remark

    Show marketing remark (259 chars)

    CALLING ALL INVESTORS!!! Great Investment opportunity, plenty of space. The home needs some TLC, it has hardwood flooring throughout, large bedrooms with separate kitchen area!! You don't want to miss this opportunity and bring your paint bucket and brush!!

19. 2026-04-17
    listed $64,900 Active 259-char remark

    Show marketing remark (259 chars)

    CALLING ALL INVESTORS!!! Great Investment opportunity, plenty of space. The home needs some TLC, it has hardwood flooring throughout, large bedrooms with separate kitchen area!! You don't want to miss this opportunity and bring your paint bucket and brush!!

ⓘ 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: $272 · $23/mo
• Projected year-2 tax: $272 · $23/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 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: $11,253
• − Mortgage interest: −$2,795
• − Property taxes: −$272
• − Insurance: −$250
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$1,452
• Taxable income: $4,685
• Est. tax owed @ 24.0%: −$1,124
• After-tax cash flow: $4,105/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: Tallapoosa County
• NCES district ID: 0103210
• Math proficiency: 15% ▼ -23.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $42,013
• Composite: 21.22/100
• National rank: #8407
• State rank: #93 of 129 in AL

Livability — Dadeville

• Score: 54/100
• State rank: #468
• US rank: #24023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dadeville, AL
• Population (ZIP): 9,110

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 4%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.90%
• Current HPI: 235.5827
• 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

-15.4% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $54,900 MAAR
• 2026-04-17 Listed $64,900 MAAR

Property tax history

+7.7%/yr

Latest (2025): $272 · +0.0% YoY. Source: county tax records.