147 Lakeview Dr · Daleville, AL 36322

$111,000

2 bd · 1.5 ba · 1,200 sqft · Townhouse · 100 Days on market

Built 1985 Est $104k · 6% over

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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 +19.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• ARV discount +4.7/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Great investment property. Minutes from Fort Rucker!! Roof, Paint and Carpet less than 10 yrs old. Nice size bedrooms with huge master closet! Spacious kitchen. Private back yard with deck and patio. Tenant Occupied until November.

Key facts

• Private balcony
• Spacious living area
• Convenient half bath

Tags

• PRIVATE BALCONY
• FENCED BACKYARD
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• CONVENIENT HALF BATH
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: City lot; Paved road access; Subdivision: LAKESIDE TWN HM; Directions provided in listing

Exterior

• Parking: Shared driveway
• Security: Fire alarm
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Townhouse (residential); Two levels / 2 stories
• Construction: Masonite exterior; Slab foundation
• Exterior features: Balcony; Covered patio

Interior

• Kitchen: Convection oven; Dishwasher; Microwave; Refrigerator; Range hood; Electric water heater
• Bedrooms: See listing for bedroom count and levels
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Hot water heating; Electric heating; Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Walk-in closet(s); Window coverings and blinds
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $111k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $111k).
• Recommended offer: $101k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#278 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: health & safety D, schools F, amenities F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($767 loan paydown + $11k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 24y ago 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.
• Current owner paid $85k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $101,010 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.18%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $104,400
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Lakeview Dr	0.01mi	2/1.5	1,200 (0%)	4mo	$119,500	$100	96
197 Lakeview Dr	0.11mi	2/1.5	1,200 (0%)	3mo	$98,000	$82	93
168 Lakeview Dr	0.06mi	2/1.5	1,180 (-2%)	17mo	$70,000	$59	80
139 Lakeview Dr	0.01mi	2/1.5	1,100 (-8%)	9mo	$97,500	$89	78
123 Lakeview Dr	0.04mi	2/1.5	1,100 (-8%)	11mo	$100,000	$91	75
121 Lakeview Dr	0.04mi	2/1.5	1,100 (-8%)	14mo	$98,000	$89	72
127 Lakeview Dr	0.03mi	2/1.5	1,100 (-8%)	18mo	$95,500	$87	70
219 Lakeview Dr	0.16mi	2/2.0	1,344 (+12%)	23mo	$90,000	$67	51
240 Edith Way	0.72mi	2/1.5	1,152 (-4%)	11mo	$91,500	$79	51

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: 28.0%
• Equity multiple: 3.22×
• Total profit: $69,015
• Equity at exit: $99,998

10-year hold

• IRR: 24.4%
• Equity multiple: 7.32×
• Total profit: $196,554
• Equity at exit: $215,649

Cash invested: $31,080 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$582
• Tax est. 1.5%: −$139 /mo · $1,665/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $134

Break-even live

Break-even rent $971

Max offer price $111,000

Occupancy floor 83%

Sensitivity live

Price	-10% $211	-5% $173	+0% $134	+5% $96	+10% $57
Rent	-10% $44	-5% $89	+0% $134	+5% $179	+10% $224
Rate	-1.0pp $190	-0.5pp $162	base $134	+0.5pp $105	+1.0pp $76

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: $27,750
• Closing costs: $3,330
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
222 Myrtle St Daleville, AL	3.0	2.0	1150	$1,100	$0.96	44d	1	0.81mi

Listing history 22 events

1. 2026-05-20
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-03-30
   price $111,000
4. 2026-03-18
   status Active
5. 2026-02-16
   historical Active Under Contract
6. 2026-02-09
   listed $113,000 Active
7. 2026-02-09
   historical $1,050
8. 2026-01-04
   listed $1,050
9. 2022-09-26
   soldstatus $85,000
10. 2020-06-11
    soldstatus $48,000
11. 2020-06-09
    soldstatus $48,000 231-char remark

    Show marketing remark (231 chars)

    Great investment property. Minutes from Fort Rucker!! Roof, Paint and Carpet less than 10 yrs old. Nice size bedrooms with huge master closet! Spacious kitchen. Private back yard with deck and patio. Tenant Occupied until November.

12. 2020-06-09
    soldstatus $48,000 231-char remark

    Show marketing remark (231 chars)

    Great investment property. Minutes from Fort Rucker!! Roof, Paint and Carpet less than 10 yrs old. Nice size bedrooms with huge master closet! Spacious kitchen. Private back yard with deck and patio. Tenant Occupied until November.

13. 2020-04-16
    listed $55,000 231-char remark

    Show marketing remark (231 chars)

    Great investment property. Minutes from Fort Rucker!! Roof, Paint and Carpet less than 10 yrs old. Nice size bedrooms with huge master closet! Spacious kitchen. Private back yard with deck and patio. Tenant Occupied until November.

14. 2020-04-16
    listed $55,000 231-char remark

    Show marketing remark (231 chars)

    Great investment property. Minutes from Fort Rucker!! Roof, Paint and Carpet less than 10 yrs old. Nice size bedrooms with huge master closet! Spacious kitchen. Private back yard with deck and patio. Tenant Occupied until November.

15. 2015-11-24
    listed $47,900
16. 2015-11-24
    listed $47,900
17. 2012-08-06
    listed $49,900
18. 2012-08-06
    listed $49,900
19. 2010-07-01
    listed $58,900
20. 2010-07-01
    listed $58,900
21. 2002-11-22
    listed $46,500
22. 2002-11-22
    listed $46,500

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,690
• − Mortgage interest: −$6,218
• − Property taxes: −$1,665
• − Insurance: −$555
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$3,229
• Taxable loss: −$167
• Est. tax savings @ 24.0%: +$40
• After-tax cash flow: $1,650/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Daleville

• Score: 61/100
• State rank: #278
• US rank: #18463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Daleville, AL
• County: Dale County · 7,959 people
• City population: 7,740
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

+138.7% since first listed

22 events — show timeline

• 2026-05-20 Pending — WBR
• 2026-05-01 Contingent — WBR
• 2026-03-30 Price Changed $111,000 WBR
• 2026-03-18 Relisted — WBR
• 2026-02-16 Contingent — WBR
• 2026-02-09 Listed $113,000 WBR
• 2026-02-09 Rental Removed $1,050 APPFOLIO
• 2026-01-04 Listed for Rent $1,050 APPFOLIO
• 2022-09-26 Sold (Public Records) $85,000 Public Records
• 2020-06-11 Sold (Public Records) $48,000 Public Records
• 2020-06-09 Sold (MLS) $48,000 WBR
• 2020-06-09 Sold (MLS) $48,000 MAAR
• 2020-04-16 Listed $55,000 WBR
• 2020-04-16 Listed $55,000 MAAR
• 2015-11-24 Listed $47,900 MAAR
• 2015-11-24 Listed $47,900 WBR
• 2012-08-06 Listed $49,900 MAAR
• 2012-08-06 Listed $49,900 WBR
• 2010-07-01 Listed $58,900 MAAR
• 2010-07-01 Listed $58,900 WBR
• 2002-11-22 Listed $46,500 MAAR
• 2002-11-22 Listed $46,500 WBR

Property tax history

-5.5%/yr

Latest (2025): $215 · +0.0% YoY. Source: county tax records.