707 Dallas Ave · Selma, AL 36701

$55,000

2 bd · 1.0 ba · 2,488 sqft · MultiFamily public records · 59 Days on market

Built 1980 9,583 sqft lot $22/sqft · 6% below area Est $59k · 6% under

---

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
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This home is actually a duplex and features matching front steps leading up to the porch, matching front doors on either side and windows that give the home a symmetrical appearance. However, buyers will be surprised that once you enter, each side of the duplex is not identical and has its own design and personality. There is a living room, one bedroom, one bath, and kitchen on each side with a back porch/laundry area off the kitchen. One of the apartments is very livable. .. just add your own touches. Quaint kitchen offers plenty of space, but has such a cozy feeling. Both sides have high ceilings, spacious rooms and tall windows to give plenty of light. This agent likes to sit on the front porch facing Dallas Avenue and watch what is happening on the street. Others might prefer the quiet of the tree-shaded backyard and your own personal space. Park on the street or there is easy access to park in the back of the house from an alley entrance off Mabry Street. Live on one side and rent the other or use as a great Income Producer. Priced to SELL at only $55,000! Think of it as $26,500 for each apartment! Call for your showing today!

Key facts

• Matching front steps
• Spacious rooms
• High ceilings

Tags

• MATCHING FRONT STEPS
• MATCHING FRONT DOORS
• SYMMETRICAL APPEARANCE
• BACK PORCH LAUNDRY AREA
• HIGH CEILINGS
• SPACIOUS ROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.6% vs local median 7.5% in Selma — 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 56/100 on livability (#407 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Selma City (town): math 2% / reading 23% proficiency, ranked #118 of 129 in AL (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dallas County population projected at -36% 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $32k; list at $55k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% 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 $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.64% ✓
• Cap rate: 32.63%
• Cash-on-cash: 94.08%
• DSCR: 5.19
• GRM: 2.3

CMA / ARV

• ARV (median comp): $58,743
• List price: $55,000
• Delta: -6.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 94.9%
• Equity multiple: 5.42×
• Total profit: $68,008
• Equity at exit: $8,201

10-year hold

• IRR: 97.7%
• Equity multiple: 11.28×
• Total profit: $158,343
• Equity at exit: $4,755

Cash invested: $15,400 (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 36701

• Home prices YoY: -6.3%
• Active inventory: 104
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$64 /mo · $765/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,207

Break-even live

Break-even rent $475

Max offer price $55,000

Occupancy floor 35%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,002
Total (2 units)			$2,003

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $55,000 Active 59 DOM
2. 2026-06-18
   days on market $55,000 Active 58 DOM
3. 2026-06-17
   days on market $55,000 Active 57 DOM
4. 2026-06-16
   days on market $55,000 Active 56 DOM
5. 2026-06-15
   days on market $55,000 Active 55 DOM
6. 2026-06-14
   days on market $55,000 Active 53 DOM
7. 2026-06-12
   days on market $55,000 Active 52 DOM
8. 2026-06-09
   days on market $55,000 Active 49 DOM
9. 2026-06-08
   days on market $55,000 Active 48 DOM
10. 2026-06-07
    days on market $55,000 Active 47 DOM
11. 2026-06-07
    days on market $55,000 Active 46 DOM
12. 2026-06-04
    days on market $55,000 Active 43 DOM
13. 2026-06-02
    days on market $55,000 Active 42 DOM
14. 2026-06-01
    days on market $55,000 Active 41 DOM
15. 2026-05-31
    days on market $55,000 Active 40 DOM
16. 2026-05-31
    days on market $55,000 Active 39 DOM
17. 2026-05-15
    historical Contingent 1149-char remark

    Show marketing remark (1149 chars)

    This home is actually a duplex and features matching front steps leading up to the porch, matching front doors on either side and windows that give the home a symmetrical appearance. However, buyers will be surprised that once you enter, each side of the duplex is not identical and has its own design and personality. There is a living room, one bedroom, one bath, and kitchen on each side with a back porch/laundry area off the kitchen. One of the apartments is very livable. .. just add your own touches. Quaint kitchen offers plenty of space, but has such a cozy feeling. Both sides have high ceilings, spacious rooms and tall windows to give plenty of light. This agent likes to sit on the front porch facing Dallas Avenue and watch what is happening on the street. Others might prefer the quiet of the tree-shaded backyard and your own personal space. Park on the street or there is easy access to park in the back of the house from an alley entrance off Mabry Street. Live on one side and rent the other or use as a great Income Producer. Priced to SELL at only $55,000! Think of it as $26,500 for each apartment! Call for your showing today!

18. 2026-04-21
    listed $55,000 Active 1149-char remark

    Show marketing remark (1149 chars)

    This home is actually a duplex and features matching front steps leading up to the porch, matching front doors on either side and windows that give the home a symmetrical appearance. However, buyers will be surprised that once you enter, each side of the duplex is not identical and has its own design and personality. There is a living room, one bedroom, one bath, and kitchen on each side with a back porch/laundry area off the kitchen. One of the apartments is very livable. .. just add your own touches. Quaint kitchen offers plenty of space, but has such a cozy feeling. Both sides have high ceilings, spacious rooms and tall windows to give plenty of light. This agent likes to sit on the front porch facing Dallas Avenue and watch what is happening on the street. Others might prefer the quiet of the tree-shaded backyard and your own personal space. Park on the street or there is easy access to park in the back of the house from an alley entrance off Mabry Street. Live on one side and rent the other or use as a great Income Producer. Priced to SELL at only $55,000! Think of it as $26,500 for each apartment! Call for your showing today!

19. 2025-11-28
    listed $65,000 Active
20. 2021-09-10
    soldstatus $32,000
21. 2021-09-10
    soldstatus $32,000
22. 2021-07-10
    listed $40,000

ⓘ 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: $765 · $64/mo
• Projected year-2 tax: $765 · $64/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $24,036
• − Mortgage interest: −$3,081
• − Property taxes: −$765
• − Insurance: −$275
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$1,600
• Taxable income: $14,470
• Est. tax owed @ 24.0%: −$3,473
• After-tax cash flow: $11,015/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: Selma City
• NCES district ID: 0102970
• Math proficiency: 2% ▼ -24.00%
• Reading proficiency: 23% ▼ -2.00%
• Median HH income: $23,380
• Composite: 9.07/100
• National rank: #9870
• State rank: #118 of 129 in AL

Livability — Selma

• Score: 56/100
• State rank: #407
• US rank: #22550

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selma, AL
• Population (ZIP): 22,358

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 176.6034
• 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

+37.5% since first listed

6 events — show timeline

• 2026-05-15 Contingent — MAAR
• 2026-04-21 Listed $55,000 MAAR
• 2025-11-28 Listed $65,000 MAAR
• 2021-09-10 Sold (Public Records) $32,000 Public Records
• 2021-09-10 Sold (MLS) $32,000 MAAR
• 2021-07-10 Listed $40,000 MAAR

Property tax history

+10.4%/yr

Latest (2023): $765 · +4.1% YoY. Source: county tax records.