1212 9th Ave · Selma, AL 36703

$65,000

5 bd · 4.0 ba · 1,940 sqft · SingleFamily public records · 361 Days on market

Built 1955 0.43 ac lot $34/sqft · 12% below area Est $75k · 13% under ↓ 22% since listing

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Why this score? — see what drove the A- 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 +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +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

Listing remarks MLS

Back on Market! One-level - Brick Home with cedar interior. Home features living room/dining room, den, family room with fireplace, kitchen with bar and breakfast nook. Five bedrooms, four bathrooms, and two one-half bedrooms. Home has been utilized as single-family home and a group home. SOLD-AS-IS. Needs TLC. Great Investment.

Key facts

• 0.43 acre lot
• Built 1955
• Listed 361 days

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% 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: 52 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Dallas County population projected at -36% 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $11k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.79% ✓
• Cap rate: 14.64%
• Cash-on-cash: 29.81%
• DSCR: 2.33
• GRM: 4.7

CMA / ARV

• ARV (median comp): $75,143
• List price: $65,000
• Delta: -13.50%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 Church St	0.71mi	5/2.0	2,142 (+10%)	21mo	$35,000	$16	24

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: 46.9%
• Equity multiple: 4.53×
• Total profit: $64,219
• Equity at exit: $58,557

10-year hold

• IRR: 40.8%
• Equity multiple: 10.15×
• Total profit: $166,527
• Equity at exit: $126,281

Cash invested: $18,200 (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 36703

• Home prices YoY: 13.2%
• Active inventory: 52
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$97 /mo · $1,163/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $452

Break-even live

Break-even rent $588

Max offer price $65,000

Occupancy floor 56%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $65,000 Active 361 DOM
2. 2026-06-18
   days on market $65,000 Active 360 DOM
3. 2026-06-17
   days on market $65,000 Active 359 DOM
4. 2026-06-16
   days on market $65,000 Active 358 DOM
5. 2026-06-15
   days on market $65,000 Active 357 DOM
6. 2026-06-14
   days on market $65,000 Active 355 DOM
7. 2026-06-12
   pricedays on market $65,000 Active 354 DOM
8. 2026-06-09
   days on market $76,000 Active 351 DOM
9. 2026-06-08
   days on market $76,000 Active 350 DOM
10. 2026-06-07
    days on market $76,000 Active 349 DOM
11. 2026-06-07
    days on market $76,000 Active 348 DOM
12. 2026-06-04
    days on market $76,000 Active 345 DOM
13. 2026-06-02
    days on market $76,000 Active 344 DOM
14. 2026-06-01
    days on market $76,000 Active 343 DOM
15. 2026-05-31
    days on market $76,000 Active 342 DOM
16. 2026-05-31
    days on market $76,000 Active 341 DOM
17. 2026-04-14
    status Active 330-char remark

    Show marketing remark (332 chars)

    Back on the Market! One level - Brick Home with cedar interior. Home features living room, dining room, den, large eat in kitchen with bar, great room with fireplace, office, 5 bedrooms, 4 full baths, 2 - 1/2 baths. Home can be utilized as single-family home or a group home, etc. Property - SOLD AS IS. Needs TLC. Great Investment.

18. 2026-04-14
    status Active 332-char remark

    Show marketing remark (332 chars)

    Back on the Market! One level - Brick Home with cedar interior. Home features living room, dining room, den, large eat in kitchen with bar, great room with fireplace, office, 5 bedrooms, 4 full baths, 2 - 1/2 baths. Home can be utilized as single-family home or a group home, etc. Property - SOLD AS IS. Needs TLC. Great Investment.

19. 2026-04-01
    historical Contingent 332-char remark

    Show marketing remark (332 chars)

    Back on the Market! One level - Brick Home with cedar interior. Home features living room, dining room, den, large eat in kitchen with bar, great room with fireplace, office, 5 bedrooms, 4 full baths, 2 - 1/2 baths. Home can be utilized as single-family home or a group home, etc. Property - SOLD AS IS. Needs TLC. Great Investment.

20. 2026-03-13
    status Active 332-char remark

    Show marketing remark (332 chars)

    Back on the Market! One level - Brick Home with cedar interior. Home features living room, dining room, den, large eat in kitchen with bar, great room with fireplace, office, 5 bedrooms, 4 full baths, 2 - 1/2 baths. Home can be utilized as single-family home or a group home, etc. Property - SOLD AS IS. Needs TLC. Great Investment.

21. 2026-03-03
    historical Contingent 332-char remark

    Show marketing remark (330 chars)

    Back on Market! One-level - Brick Home with cedar interior. Home features living room/dining room, den, family room with fireplace, kitchen with bar and breakfast nook. Five bedrooms, four bathrooms, and two one-half bedrooms. Home has been utilized as single-family home and a group home. SOLD-AS-IS. Needs TLC. Great Investment.

22. 2026-03-03
    historical Contingent 330-char remark

    Show marketing remark (330 chars)

    Back on Market! One-level - Brick Home with cedar interior. Home features living room/dining room, den, family room with fireplace, kitchen with bar and breakfast nook. Five bedrooms, four bathrooms, and two one-half bedrooms. Home has been utilized as single-family home and a group home. SOLD-AS-IS. Needs TLC. Great Investment.

23. 2026-02-08
    price $76,000 332-char remark

    Show marketing remark (330 chars)

    Back on Market! One-level - Brick Home with cedar interior. Home features living room/dining room, den, family room with fireplace, kitchen with bar and breakfast nook. Five bedrooms, four bathrooms, and two one-half bedrooms. Home has been utilized as single-family home and a group home. SOLD-AS-IS. Needs TLC. Great Investment.

24. 2026-02-08
    listed $76,000 Active 330-char remark

    Show marketing remark (330 chars)

    Back on Market! One-level - Brick Home with cedar interior. Home features living room/dining room, den, family room with fireplace, kitchen with bar and breakfast nook. Five bedrooms, four bathrooms, and two one-half bedrooms. Home has been utilized as single-family home and a group home. SOLD-AS-IS. Needs TLC. Great Investment.

25. 2025-11-06
    price $86,000 332-char remark

    Show marketing remark (332 chars)

    Back on the Market! One level - Brick Home with cedar interior. Home features living room, dining room, den, large eat in kitchen with bar, great room with fireplace, office, 5 bedrooms, 4 full baths, 2 - 1/2 baths. Home can be utilized as single-family home or a group home, etc. Property - SOLD AS IS. Needs TLC. Great Investment.

26. 2025-06-23
    listed $97,600 Active 332-char remark

    Show marketing remark (332 chars)

    Back on the Market! One level - Brick Home with cedar interior. Home features living room, dining room, den, large eat in kitchen with bar, great room with fireplace, office, 5 bedrooms, 4 full baths, 2 - 1/2 baths. Home can be utilized as single-family home or a group home, etc. Property - SOLD AS IS. Needs TLC. Great Investment.

27. 2025-06-17
    historical $97,600 332-char remark

    Show marketing remark (332 chars)

    Back on the Market! One level - Brick Home with cedar interior. Home features living room, dining room, den, large eat in kitchen with bar, great room with fireplace, office, 5 bedrooms, 4 full baths, 2 - 1/2 baths. Home can be utilized as single-family home or a group home, etc. Property - SOLD AS IS. Needs TLC. Great Investment.

ⓘ 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: $1,163 · $97/mo
• Projected year-2 tax: $1,163 · $97/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 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: $13,927
• − Mortgage interest: −$3,641
• − Property taxes: −$1,163
• − Insurance: −$325
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$1,891
• Taxable income: $4,679
• Est. tax owed @ 24.0%: −$1,123
• After-tax cash flow: $4,301/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): 9,489

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 26% Two or more races 3%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 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: ▲ 19.24%
• Current HPI: 164.88
• 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

-22.1% since first listed

11 events — show timeline

• 2026-04-14 Relisted — MAAR
• 2026-04-14 Relisted — Greater Alabama MLS
• 2026-04-01 Contingent — Greater Alabama MLS
• 2026-03-13 Relisted — Greater Alabama MLS
• 2026-03-03 Contingent — Greater Alabama MLS
• 2026-03-03 Contingent — MAAR
• 2026-02-08 Price Changed $76,000 Greater Alabama MLS
• 2026-02-08 Listed $76,000 MAAR
• 2025-11-06 Price Changed $86,000 Greater Alabama MLS
• 2025-06-23 Listed $97,600 Greater Alabama MLS
• 2025-06-17 Coming Soon $97,600 Greater Alabama MLS

Property tax history

+7.6%/yr

Latest (2023): $1,163 · +4.1% YoY. Source: county tax records.