634 Spring Hill Rd · Alexander City, AL 35010

$115,000

4 bd · 3.0 ba · 2,208 sqft · SingleFamily public records · 14 Days on market

Built 1955 1.11 ac lot Est $185k · 38% under

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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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Family Home w/ separate living options!! Located in a well-established neighborhood. Enjoy family time in a large living/dining room or you can choose to gather in a large kitchen & cozy den area complete w/ fireplace. This home was designed for efficiency & easy access to adjoining 3 bedrooms, each complemented by its own bathroom, giving privacy & convenience. Downstairs basement includes 4th bedroom & bath, alongside a secondary kitchen. Also there is extra space for storage or workspace in lower level. The home includes a separate metal carport w/ additional storage building for lawn equipment & perfect for gardening enthusiasts on this +/-1.11 acres plus a nice size workshop and fenced back yard. Please note, a home this price and size does require some repairs and updating!!

Key facts

• Full basement
• Conveniently located
• 1.11 acre lot

Tags

• FULL BASEMENT
• MULTIPLE GATHERING AREAS
• ADDITIONAL LIVING SPACE
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Subdivision: CLUB HOMES AT MOORES MILL; Directions: GPS will take you to property
• Financial info:
• HOA & community: No association amenities

Exterior

• Parking: Carport (1 space)
• Security:
• Utilities: Electricity available
• Home design: Residential property; One-and-a-half story
• Construction: Masonite exterior; Above-grade finished living area reported
• Exterior features: Deck; No fencing; Lot about 1.11 acres

Interior

• Kitchen: Cooktop; Electric range; Refrigerator
• Bedrooms:
• Flooring:
• Bathrooms: Four full bathrooms; Three main-level bathrooms
• Heating & cooling: Central air (electric); Electric heating
• Interior features: Cooktop, Electric Range, Refrigerator; Interior-entry basement; Central electric cooling; Electric heating
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 10.7% vs local median 2.5% in Alexander City — 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 55/100 on livability (#426 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Alexander City (town): math 18% / reading 39% proficiency, ranked #77 of 129 in AL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Jim Pearson Elementary School (772 students, 46% FRL).
• Market conditions: 205 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 $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $115,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.23% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.84%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $185,472
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
789 Woodland Rd	0.45mi	4/3.0	2,358 (+7%)	22mo	$199,000	$84	49

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.7%
• Equity multiple: 1.26×
• Total profit: $8,398
• Equity at exit: $17,147

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $42,005
• Equity at exit: $9,943

Cash invested: $32,200 (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 35010

• Home prices YoY: -22.3%
• Active inventory: 205
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$40 /mo · $482/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $425

Break-even live

Break-even rent $875

Max offer price $115,000

Occupancy floor 65%

Sensitivity live

Price	-10% $490	-5% $458	+0% $425	+5% $393	+10% $360
Rent	-10% $313	-5% $369	+0% $425	+5% $481	+10% $537
Rate	-1.0pp $483	-0.5pp $454	base $425	+0.5pp $395	+1.0pp $365

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $115,000 Active 14 DOM
2. 2026-06-19
   status $115,000 Active 12 DOM
3. 2026-06-12
   statusdays on market $115,000 Pending 12 DOM
4. 2026-06-09
   days on market $115,000 Active 10 DOM
5. 2026-06-08
   days on market $115,000 Active 9 DOM
6. 2026-06-07
   days on market $115,000 Active 8 DOM
7. 2026-06-07
   days on market $115,000 Active 7 DOM
8. 2026-06-04
   days on market $115,000 Active 4 DOM
9. 2026-06-02
   days on market $115,000 Active 3 DOM
10. 2026-06-01
    days on market $115,000 Active 2 DOM
11. 2026-05-31
    remarks 699-char remark
12. 2026-05-31
    listed $115,000 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: $482 · $40/mo
• Projected year-2 tax: $482 · $40/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $16,956
• − Mortgage interest: −$6,442
• − Property taxes: −$482
• − Insurance: −$575
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$3,345
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $4,286/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: Alexander City
• NCES district ID: 0100030
• Math proficiency: 18% ▼ -25.00%
• Reading proficiency: 39% ▲ 1.00%
• Median HH income: $35,482
• Composite: 23.49/100
• National rank: #7871
• State rank: #77 of 129 in AL

Livability — Alexander City

• Score: 55/100
• State rank: #426
• US rank: #23127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alexander City, AL
• City population: 19,619
• Population (ZIP): 19,619

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 59% Black 29% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% German/W. Germanic 1%

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: ▼ -48.88%
• Current HPI: 170.2791
• 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

+43.8% since first listed

9 events — show timeline

• 2026-05-25 Listed $115,000 LCMLS
• 2024-11-26 Price Changed $150,000 LCMLS
• 2024-08-13 Sold (MLS) $130,000 LMMLS
• 2024-08-06 Delisted — LMMLS
• 2024-07-30 Relisted — LMMLS
• 2024-07-09 Delisted — LMMLS
• 2024-05-14 Listed $149,000 LMMLS
• 2018-01-19 Listed $93,900 LMMLS
• 2004-12-17 Sold (Public Records) $80,000 Public Records

Property tax history

-19.9%/yr

Latest (2025): $482 · -3.9% YoY. Source: county tax records.