460 W W College St · Ozark, AL 36360

$75,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily · 164 Days on market

Built 1930 Fair condition 0.63 ac lot $68/sqft · at area comps Est $79k · at est. ↓ 29% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +9.6/15.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do NOT miss out on this opportunity to own this nice 3 BR 1 BA home! Located in Ozark, AL. Minutes away from Downtown Ozark and local shopping! Give me a call TODAY!

Key facts

• 0.63 acre lot
• Built 1930
• Listed 163 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $360 ($4k/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.
• Cap rate 12.1% vs local median 4.3% in Ozark — 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 62/100 on livability (#224 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime F, amenities F.
• Ozark City (town): math 11% / reading 36% proficiency, ranked #99 of 129 in AL (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dale County population projected at -20% 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.48% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.57%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $78,665
• List price: $75,000
• Delta: -4.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
446 W College St	0.02mi	3/1.5	1,064 (-3%)	6mo	$118,000	$111	87
118 Belcher Ave	0.56mi	3/1.0	1,075 (-2%)	10mo	$118,000	$110	62
140 Belcher Ave	0.55mi	3/1.0	1,075 (-2%)	10mo	$115,000	$107	62
471 Magnolia St	0.42mi	4/2.5 (+1)	1,161 (+6%)	8mo	$115,000	$99	54
254 Fairview	0.56mi	3/1.0	1,048 (-5%)	15mo	$60,000	$57	54
262 Camilla Ave	0.58mi	3/1.0	1,053 (-4%)	17mo	$42,000	$40	52
479 Westview Dr	0.59mi	3/1.0	1,125 (+2%)	22mo	$130,000	$116	50
391 Highland Ave	0.41mi	3/1.0	984 (-10%)	19mo	$49,500	$50	47
327 Fairview St	0.58mi	3/2.0	1,186 (+8%)	16mo	$80,000	$67	43
479 Union N	0.70mi	2/1.0 (-1)	980 (-11%)	4mo	$155,000	$158	41
452 Merrick N	0.55mi	2/1.0 (-1)	989 (-10%)	17mo	$169,000	$171	39
465 Union N	0.67mi	2/2.0 (-1)	980 (-11%)	6mo	$162,500	$166	37

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: 12.9%
• Equity multiple: 1.51×
• Total profit: $10,791
• Equity at exit: $11,183

10-year hold

• IRR: 21.8%
• Equity multiple: 2.86×
• Total profit: $38,988
• Equity at exit: $6,485

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 36360

• Home prices YoY: -6.9%
• Active inventory: 184
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $360

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 63%

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Aventura Ct Unit 183 Ozark, AL	3.0	1.0	850	$1,100	$1.29	44d	1	0.05mi
310 Stratford Dr Ozark, AL	2.0	2.5	1500	$1,300	$0.87	44d	1	0.66mi
223 Fair Ave Ozark, AL	2.0	1.0	1080	$950	$0.88	44d	1	1.33mi

Listing history 25 events

1. 2026-06-19
   days on market $75,000 Active 164 DOM
2. 2026-06-18
   days on market $75,000 Active 163 DOM
3. 2026-06-17
   days on market $75,000 Active 162 DOM
4. 2026-06-16
   days on market $75,000 Active 161 DOM
5. 2026-06-15
   days on market $75,000 Active 160 DOM
6. 2026-06-14
   days on market $75,000 Active 158 DOM
7. 2026-06-12
   days on market $75,000 Active 157 DOM
8. 2026-06-09
   days on market $75,000 Active 154 DOM
9. 2026-06-08
   days on market $75,000 Active 153 DOM
10. 2026-06-07
    days on market $75,000 Active 152 DOM
11. 2026-06-07
    days on market $75,000 Active 151 DOM
12. 2026-06-04
    days on market $75,000 Active 148 DOM
13. 2026-06-02
    days on market $75,000 Active 147 DOM
14. 2026-06-01
    days on market $75,000 Active 146 DOM
15. 2026-05-31
    days on market $75,000 Active 145 DOM
16. 2026-05-31
    days on market $75,000 Active 144 DOM
17. 2026-04-14
    price $75,000 167-char remark

    Show marketing remark (167 chars)

    Do NOT miss out on this opportunity to own this nice 3 BR 1 BA home! Located in Ozark, AL. Minutes away from Downtown Ozark and local shopping! Give me a call TODAY!

18. 2026-03-24
    status Active 167-char remark

    Show marketing remark (167 chars)

    Do NOT miss out on this opportunity to own this nice 3 BR 1 BA home! Located in Ozark, AL. Minutes away from Downtown Ozark and local shopping! Give me a call TODAY!

19. 2026-02-01
    historical Active Under Contract 167-char remark

    Show marketing remark (167 chars)

    Do NOT miss out on this opportunity to own this nice 3 BR 1 BA home! Located in Ozark, AL. Minutes away from Downtown Ozark and local shopping! Give me a call TODAY!

20. 2026-01-07
    listed $80,000 Active 167-char remark

    Show marketing remark (167 chars)

    Do NOT miss out on this opportunity to own this nice 3 BR 1 BA home! Located in Ozark, AL. Minutes away from Downtown Ozark and local shopping! Give me a call TODAY!

21. 2024-10-01
    price $95,000
22. 2024-08-13
    status Active
23. 2024-05-10
    price $100,000
24. 2024-01-30
    status Active
25. 2023-07-29
    listed $105,000 Active

ⓘ 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 ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $13,341
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,182
• Taxable income: $3,324
• Est. tax owed @ 24.0%: −$798
• After-tax cash flow: $3,522/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and porch. Upgrades in these areas will significantly enhance the home's appeal and marketability.

Repairs flagged

• Major porch railings — rotting and unsafe
• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn

Value-add opportunities

• Both new kitchen cabinets and countertops — modernizes kitchen and increases appeal
• Both new bathroom fixtures — modernizes bathroom and increases appeal
• Both new flooring — improves living space and increases appeal
• Both landscaping and curb appeal — enhances curb appeal and increases property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
porch railings · rotting and unsafe	Major	$15,000–50,000
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both new kitchen cabinets and countertops — modernizes kitchen and increases appeal ↑
• Both new bathroom fixtures — modernizes bathroom and increases appeal ↑
• Both new flooring — improves living space and increases appeal ↑
• Both landscaping and curb appeal — enhances curb appeal and increases property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Ozark City
• NCES district ID: 0102640
• Math proficiency: 11% ▼ -24.00%
• Reading proficiency: 36% ▲ 1.00%
• Median HH income: $39,155
• Composite: 19.67/100
• National rank: #8733
• State rank: #99 of 129 in AL

Livability — Ozark

• Score: 62/100
• State rank: #224
• US rank: #16855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ozark, AL
• City population: 19,461
• Population (ZIP): 19,461

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 27% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -14.80%
• Current HPI: 198.6765
• 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

-28.6% since first listed

9 events — show timeline

• 2026-04-14 Price Changed $75,000 SAMLS
• 2026-03-24 Relisted — SAMLS
• 2026-02-01 Contingent — SAMLS
• 2026-01-07 Listed $80,000 SAMLS
• 2024-10-01 Price Changed $95,000 WBR
• 2024-08-13 Relisted — WBR
• 2024-05-10 Price Changed $100,000 WBR
• 2024-01-30 Relisted — WBR
• 2023-07-29 Listed $105,000 WBR