17269 Beaver Dam Rd · Libertyville, AL 36420

$99,900

3 bd · 1.0 ba · 1,198 sqft · SingleFamily · 74 Days on market

Built 1950 Fair condition 2.20 ac lot $83/sqft · 8% below area Est $109k · 8% under ↓ 4% since listing

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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 +18.7/30.0
• ARV discount +11.1/15.0
• Appreciation +8.4/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Come see the quiet country setting in the Libertyville area just South of Andalusia. This home sits on 2.2 acres of land and has endless potential. The house is currently a rental with a long term tenant who is interested in signing a new lease which makes this a great prospect for rental investors. It has 3 bedrooms and 1 full bath along with an indoor laundry room. The property has a large shed and a huge level yard with acres to expand.

Key facts

• Huge level yard
• 2.2 acres of land
• Indoor laundry room

Tags

• 2.2 ACRES OF LAND
• INDOOR LAUNDRY ROOM
• LARGE SHED
• HUGE LEVEL YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#128 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety C-, schools F, amenities F.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $7k appreciation (6.8% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.00% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.27%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (median comp): $108,620
• List price: $99,900
• Delta: -8.03%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20806 Highway 55 South	0.33mi	3/1.0	1,084 (-10%)	11mo	$125,100	$115	60
21257 AL Highway 55	0.64mi	3/2.0	1,280 (+7%)	2mo	$104,000	$81	53

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

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.43×
• Total profit: $40,070
• Equity at exit: $67,983

10-year hold

• IRR: 19.5%
• Equity multiple: 5.00×
• Total profit: $111,888
• Equity at exit: $128,025

Cash invested: $27,972 (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 36420

• Home prices YoY: 2.9%
• Active inventory: 87
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $100

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 85%

Sensitivity live

Price	-10% $169	-5% $134	+0% $100	+5% $65	+10% $31
Rent	-10% $21	-5% $60	+0% $100	+5% $139	+10% $179
Rate	-1.0pp $150	-0.5pp $125	base $100	+0.5pp $74	+1.0pp $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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 74 DOM
2. 2026-06-18
   days on market $99,900 Active 73 DOM
3. 2026-06-17
   days on market $99,900 Active 72 DOM
4. 2026-06-16
   days on market $99,900 Active 71 DOM
5. 2026-06-15
   days on market $99,900 Active 70 DOM
6. 2026-06-14
   days on market $99,900 Active 68 DOM
7. 2026-06-12
   days on market $99,900 Active 67 DOM
8. 2026-06-09
   days on market $99,900 Active 64 DOM
9. 2026-06-08
   days on market $99,900 Active 63 DOM
10. 2026-06-07
    days on market $99,900 Active 62 DOM
11. 2026-06-07
    days on market $99,900 Active 61 DOM
12. 2026-06-04
    days on market $99,900 Active 58 DOM
13. 2026-06-02
    days on market $99,900 Active 57 DOM
14. 2026-06-01
    days on market $99,900 Active 56 DOM
15. 2026-05-31
    days on market $99,900 Active 55 DOM
16. 2026-05-31
    days on market $99,900 Active 54 DOM
17. 2026-05-07
    price $105,000 443-char remark

    Show marketing remark (443 chars)

    Come see the quiet country setting in the Libertyville area just South of Andalusia. This home sits on 2.2 acres of land and has endless potential. The house is currently a rental with a long term tenant who is interested in signing a new lease which makes this a great prospect for rental investors. It has 3 bedrooms and 1 full bath along with an indoor laundry room. The property has a large shed and a huge level yard with acres to expand.

18. 2026-04-06
    listed $110,000 Active 443-char remark

    Show marketing remark (443 chars)

    Come see the quiet country setting in the Libertyville area just South of Andalusia. This home sits on 2.2 acres of land and has endless potential. The house is currently a rental with a long term tenant who is interested in signing a new lease which makes this a great prospect for rental investors. It has 3 bedrooms and 1 full bath along with an indoor laundry room. The property has a large shed and a huge level yard with acres to expand.

19. 2024-11-25
    listed $109,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,999
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,906
• Taxable loss: −$421
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $1,296/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations, including a new roof and exterior updates, to improve its condition and value.

Repairs flagged

• Major roof — Exposed shingles and potential water damage
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown vegetation and unkempt appearance

Value-add opportunities

• Both Landscaping and exterior painting — Enhances curb appeal and resale value
• Both New roof — Fixes major issue and improves home's value
• Both Kitchen and bathroom updates — Modernizes spaces and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Exposed shingles and potential water damage	Major	$15,000–50,000
exterior siding · Weathered and peeling	Major	$15,000–50,000
landscaping · Overgrown vegetation and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Enhances curb appeal and resale value ↑
• Both New roof — Fixes major issue and improves home's value ↑
• Both Kitchen and bathroom updates — Modernizes spaces and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 of 129 in AL

Livability — Libertyville

• Score: 65/100
• State rank: #128
• US rank: #12988

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Libertyville, AL
• Population (ZIP): 10,358

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.81%
• Current HPI: 239.35
• 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

-4.5% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $105,000 CAOR
• 2026-04-06 Listed $110,000 CAOR
• 2024-11-25 Listed $109,900 CAOR