1020 4th Ave · York, AL 36925

$35,000

2 bd · 1.0 ba · 957 sqft · SingleFamily · 23 Days on market

Built 1960 Fair condition

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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
• ARV discount +7.5/15.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

This home is part of a court-ordered estate sale and is currently occupied by a reliable tenant who consistently pays rent on time. Conveniently located next door to the local police department, this property is an excellent opportunity for a first-time investor or a valuable addition to an existing rental portfolio.

Key facts

• Built 1960
• Listed 22 days

Property features AI

Exterior

• Parking: Concrete driveway, no garage
• Utilities: Sewer connected
• Home design: Single-family residence; One level
• Construction: Asbestos construction materials; Metal roof
• Exterior features: Paved road access; No pool

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; Ceiling fans and wall/window air conditioning units (multiple units)
• Interior features: Ceiling fan(s); Wood window frames
• Laundry & utility: Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($861 rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#429 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Sumter County (rural): math 2% / reading 18% proficiency, ranked #124 of 129 in AL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 4 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Sumter County population projected at -11% 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 $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $22k; list at $35k implies a 59% 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,475 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — 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 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?
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: 2.46% ✓
• Cap rate: 21.32%
• Cash-on-cash: 53.65%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $22,011
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 4th Ave	0.00mi	2/1.0	957 (0%)	17mo	$22,000	$23	86
701 York Ave	0.67mi	3/1.0 (+1)	1,008 (+5%)	19mo	$11,000	$11	39

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: 51.8%
• Equity multiple: 3.27×
• Total profit: $22,248
• Equity at exit: $5,219

10-year hold

• IRR: 57.1%
• Equity multiple: 6.65×
• Total profit: $55,361
• Equity at exit: $3,026

Cash invested: $9,800 (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 36925

• Home prices YoY: -5.2%
• Active inventory: 10
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $861 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $438

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 44%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $35,000 Active 23 DOM
2. 2026-06-18
   days on market $35,000 Active 22 DOM
3. 2026-06-17
   days on market $35,000 Active 21 DOM
4. 2026-06-16
   days on market $35,000 Active 20 DOM
5. 2026-06-15
   days on market $35,000 Active 19 DOM
6. 2026-06-14
   days on market $35,000 Active 17 DOM
7. 2026-06-12
   days on market $35,000 Active 16 DOM
8. 2026-06-09
   days on market $35,000 Active 13 DOM
9. 2026-06-08
   days on market $35,000 Active 12 DOM
10. 2026-06-07
    days on market $35,000 Active 11 DOM
11. 2026-06-05
    days on market $35,000 Active 8 DOM
12. 2026-06-03
    days on market $35,000 Active 7 DOM
13. 2026-06-02
    days on market $35,000 Active 6 DOM
14. 2026-06-01
    days on market $35,000 Active 5 DOM
15. 2026-05-31
    days on market $35,000 Active 4 DOM
16. 2026-05-30
    days on market $35,000 Active 3 DOM
17. 2026-05-27
    listed $35,000 Active
18. 2025-01-31
    soldstatus $22,000 Closed 318-char remark

    Show marketing remark (318 chars)

    This home is part of a court-ordered estate sale and is currently occupied by a reliable tenant who consistently pays rent on time. Conveniently located next door to the local police department, this property is an excellent opportunity for a first-time investor or a valuable addition to an existing rental portfolio.

19. 2024-12-26
    status Pending 318-char remark

    Show marketing remark (318 chars)

    This home is part of a court-ordered estate sale and is currently occupied by a reliable tenant who consistently pays rent on time. Conveniently located next door to the local police department, this property is an excellent opportunity for a first-time investor or a valuable addition to an existing rental portfolio.

20. 2024-12-16
    listed $25,000 Active 318-char remark

    Show marketing remark (318 chars)

    This home is part of a court-ordered estate sale and is currently occupied by a reliable tenant who consistently pays rent on time. Conveniently located next door to the local police department, this property is an excellent opportunity for a first-time investor or a valuable addition to an existing rental portfolio.

ⓘ 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 ≥109°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,330
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$1,018
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,058/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 · 4 photos

Fair 45/100 Moderate rehab

This property requires significant exterior repairs and maintenance to improve its condition and value.

Repairs flagged

• Major siding — Severe weathering and peeling
• Major roof — Signs of rust and possible leaks
• Major driveway — Cracked concrete requiring repair

Value-add opportunities

• Both paint exterior — Enhances curb appeal and property value
• Both repair driveway — Improves accessibility and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and peeling	Major	$15,000–50,000
roof · Signs of rust and possible leaks	Major	$15,000–50,000
driveway · Cracked concrete requiring repair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and property value ↑
• Both repair driveway — Improves accessibility and 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: Sumter County
• NCES district ID: 0103090
• Math proficiency: 2% ▼ -19.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $22,830
• Composite: 6.96/100
• National rank: #9972
• State rank: #124 of 129 in AL

Livability — York

• Score: 55/100
• State rank: #429
• US rank: #23192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, AL
• Population (ZIP): 3,322

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 12,289 people
• By 2030: 11,899 · -3.2%
• By 2040: 11,250 · -8.5%
• By 2050: 10,972 · -10.7%
• By 2075: 12,179 · -0.9%
• By 2100: 13,454 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (86%)
• Race & ethnicity: Black 86% White 12% Two or more races 2%
• Common ancestry: British 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Chinese 1%

Political lean MEDSL · Sumter

• 2024 margin: Solid D (+41.2) · D 70.3% · R 29.1%
• 2008→2024 swing: -9.1pp toward R · 2008: 50.3pp · 2024: 41.2pp
• All cycles: 2024: D+41.2 2020: D+48.5 2016: D+49.4 2012: D+54.6 2008: D+50.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.72%
• Current HPI: 67.5075
• 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

+40.0% since first listed

4 events — show timeline

• 2026-05-27 Listed $35,000 WAMLS
• 2025-01-31 Sold (MLS) $22,000 WAMLS
• 2024-12-26 Pending — WAMLS
• 2024-12-16 Listed $25,000 WAMLS