58 5th St S · Sumiton, AL 35148

$189,900

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 40 Days on market

Built 1979 Est $215k · 12% under

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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 +21.7/30.0
• ARV discount +12.8/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.4/10.0

Listing remarks

MOTIVATED SELLER. 4 bedroom 2 bath. Laminate and tile flooring throughout. Granite countertops in the kitchen. Completely remodeled in 2022. Storage building remains. Fenced in backyard. Walker county school zone

Key facts

• Fenced in backyard
• Storage building
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• FENCED IN BACKYARD
• STORAGE BUILDING
• WALKER COUNTY SCHOOL ZONE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $293 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (6.5% below list).
• Recommended offer: $178k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.0% in Sumiton — 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 61/100 on livability (#270 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Sumiton Elementary School (math 12% / reading 32%, grade F, #442 of 627 statewide, top 72%, 714 students, 72% FRL); Sumiton Middle School (math 10% / reading 36%, grade F, #176 of 257 statewide, top 70%, 452 students, 76% FRL); Dora High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 472 students, 71% FRL) — zoned schools average 73% FRL vs 53% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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

• Climate carrying-cost: major wind risk, 27% 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 $177,651 (6.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $215,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Davis Dr	0.23mi	3/1.0 (-1)	1,512 (-3%)	2mo	$195,000	$129	74
739 Old Warrior Rd	0.29mi	4/2.0	1,665 (+7%)	2mo	$239,999	$144	73
319 Hall Burton Rd	0.67mi	3/1.5 (-1)	1,624 (+4%)	14mo	$182,000	$112	43
66 Magnolia Ln	0.50mi	4/2.0	1,736 (+11%)	18mo	$239,000	$138	43

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-12,223
• Equity at exit: $28,315

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $12,971
• Equity at exit: $16,419

Cash invested: $53,172 (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 35148

• Home prices YoY: -4.6%
• Active inventory: 10
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,777 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $293

Break-even live

Break-even rent $1,406

Max offer price $189,900

Occupancy floor 79%

Sensitivity live

Price	-10% $400	-5% $347	+0% $293	+5% $239	+10% $185
Rent	-10% $152	-5% $223	+0% $293	+5% $363	+10% $433
Rate	-1.0pp $388	-0.5pp $341	base $293	+0.5pp $244	+1.0pp $193

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-22
   days on market $189,900 Active 40 DOM
2. 2026-06-18
   days on market $189,900 Active 37 DOM
3. 2026-06-17
   days on market $189,900 Active 36 DOM
4. 2026-06-16
   days on market $189,900 Active 35 DOM
5. 2026-06-15
   days on market $189,900 Active 34 DOM
6. 2026-06-13
   days on market $189,900 Active 32 DOM
7. 2026-06-13
   days on market $189,900 Active 31 DOM
8. 2026-06-10
   days on market $189,900 Active 29 DOM
9. 2026-06-09
   days on market $189,900 Active 28 DOM
10. 2026-06-08
    days on market $189,900 Active 27 DOM
11. 2026-06-07
    days on market $189,900 Active 26 DOM
12. 2026-06-05
    days on market $189,900 Active 23 DOM
13. 2026-06-03
    days on market $189,900 Active 22 DOM
14. 2026-06-03
    days on market $189,900 Active 21 DOM
15. 2026-06-01
    days on market $189,900 Active 20 DOM
16. 2026-05-31
    days on market $189,900 Active 19 DOM
17. 2026-05-12
    listed $189,900 Active 212-char remark
18. 2026-03-23
    price $219,900
19. 2025-10-30
    price $249,900
20. 2025-09-10
    price $269,900
21. 2022-07-20
    soldstatus $179,000
22. 2022-07-15
    soldstatus $179,000 Closed
23. 2022-07-15
    soldstatus $179,000 Sold
24. 2022-06-28
    listed Active Under Contract
25. 2022-06-22
    historical Contingent
26. 2022-06-21
    listed $169,900
27. 2022-06-20
    listed $169,900 Active
28. 2022-04-18
    soldstatus $74,500
29. 2022-04-15
    soldstatus $74,500
30. 2022-04-15
    soldstatus $74,500
31. 2022-02-04
    listed $82,100
32. 2022-02-04
    listed $82,100
33. 2016-03-17
    soldstatus $82,900
34. 2016-03-07
    soldstatus $83,000
35. 2015-11-02
    listed $87,900

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$350/yr (+$29/mo · 81.7%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,318
• − Mortgage interest: −$10,637
• − Property taxes: −$428
• − Insurance: −$950
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$5,524
• Taxable income: $368
• Est. tax owed @ 24.0%: −$88
• After-tax cash flow: $3,425/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Sumiton

• Score: 61/100
• State rank: #270
• US rank: #18280

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sumiton, AL
• City population: 2,270
• Population (ZIP): 2,270

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 3%
• Common ancestry: Lithuanian 8% Italian 6% Portuguese 1%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.12%
• Current HPI: 188.0974
• 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

+116.0% since first listed

19 events — show timeline

• 2026-05-12 Listed $189,900 FSBO.com
• 2026-03-23 Price Changed $219,900 Walker County Area MLS
• 2025-10-30 Price Changed $249,900 Walker County Area MLS
• 2025-09-10 Price Changed $269,900 Walker County Area MLS
• 2022-07-20 Sold (Public Records) $179,000 Public Records
• 2022-07-15 Sold (MLS) $179,000 Greater Alabama MLS
• 2022-07-15 Sold (MLS) $179,000 Walker County Area MLS
• 2022-06-28 Listed — Walker County Area MLS
• 2022-06-22 Contingent — Greater Alabama MLS
• 2022-06-21 Listed $169,900 Walker County Area MLS
• 2022-06-20 Listed $169,900 Greater Alabama MLS
• 2022-04-18 Sold (Public Records) $74,500 Public Records
• 2022-04-15 Sold (MLS) $74,500 Walker County Area MLS
• 2022-04-15 Sold (MLS) $74,500 Greater Alabama MLS
• 2022-02-04 Listed $82,100 Walker County Area MLS
• 2022-02-04 Listed $82,100 Greater Alabama MLS
• 2016-03-17 Sold (Public Records) $82,900 Public Records
• 2016-03-07 Sold (MLS) $83,000 Greater Alabama MLS
• 2015-11-02 Listed $87,900 Greater Alabama MLS

Property tax history

+7.6%/yr

Latest (2024): $428 · +14.3% YoY. Source: county tax records.