416 Twenty Foot Ave S · Selmont-West Selmont, AL 36703

$75,000

5 bd · 3.0 ba · 2,016 sqft · Manufactured · 458 Days on market

Built 2001 0.95 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

If you are looking for a spacious home that resides in a peaceful neighborhood, then look no further. This home features 5 lovely bedrooms along with 3 full baths. Home does need some cosmetic repairs but would make a great starter home or investment property. New HVAC system. Call your local realtor for a showing today!

Key facts

• New hvac system
• 0.95 acre lot
• Parking

Tags

• NEW HVAC SYSTEM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Dallas County (rural): math 2% / reading 22% proficiency, ranked #115 of 129 in AL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% 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 $8k of equity ($519 loan paydown + $8k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 458 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $8k; list at $75k implies a 782% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 458 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.06%
• DSCR: 2.03
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.6%
• Equity multiple: 4.17×
• Total profit: $66,565
• Equity at exit: $67,566

10-year hold

• IRR: 35.9%
• Equity multiple: 9.37×
• Total profit: $175,848
• Equity at exit: $145,709

Cash invested: $21,000 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $404

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 60%

Sensitivity live

Price	-10% $455	-5% $429	+0% $404	+5% $378	+10% $352
Rent	-10% $311	-5% $357	+0% $404	+5% $450	+10% $496
Rate	-1.0pp $441	-0.5pp $423	base $404	+0.5pp $384	+1.0pp $364

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 458 DOM
2. 2026-06-18
   days on market $75,000 Active 457 DOM
3. 2026-06-17
   days on market $75,000 Active 456 DOM
4. 2026-06-16
   days on market $75,000 Active 455 DOM
5. 2026-06-15
   days on market $75,000 Active 454 DOM
6. 2026-06-14
   days on market $75,000 Active 452 DOM
7. 2026-06-12
   days on market $75,000 Active 451 DOM
8. 2026-06-09
   days on market $75,000 Active 448 DOM
9. 2026-06-08
   days on market $75,000 Active 447 DOM
10. 2026-06-07
    days on market $75,000 Active 446 DOM
11. 2026-06-07
    days on market $75,000 Active 445 DOM
12. 2026-06-04
    days on market $75,000 Active 442 DOM
13. 2026-06-02
    days on market $75,000 Active 441 DOM
14. 2026-06-01
    days on market $75,000 Active 440 DOM
15. 2026-05-31
    days on market $75,000 Active 439 DOM
16. 2026-05-31
    days on market $75,000 Active 438 DOM
17. 2025-03-18
    listed $75,000 Active 322-char remark

    Show marketing remark (322 chars)

    If you are looking for a spacious home that resides in a peaceful neighborhood, then look no further. This home features 5 lovely bedrooms along with 3 full baths. Home does need some cosmetic repairs but would make a great starter home or investment property. New HVAC system. Call your local realtor for a showing today!

18. 2006-08-17
    soldstatus $8,500

ⓘ 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 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: $14,003
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$2,182
• Taxable income: $3,879
• Est. tax owed @ 24.0%: −$931
• After-tax cash flow: $3,911/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: Dallas County
• NCES district ID: 0101110
• Math proficiency: 2% ▼ -28.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $32,660
• Composite: 9.54/100
• National rank: #9847
• State rank: #115 of 129 in AL

Livability — Selmont-West Selmont

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Selmont-West Selmont, 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

+782.4% since first listed

2 events — show timeline

• 2025-03-18 Listed $75,000 MAAR
• 2006-08-17 Sold (Public Records) $8,500 Public Records

Property tax history

+0.4%/yr

Latest (2023): $72 · +20.0% YoY. Source: county tax records.