446 Woodyard St · Dadeville, AL 36853

$118,500

3 bd · 1.0 ba · 2,761 sqft · SingleFamily public records · 128 Days on market

Built 1950 0.84 ac lot $43/sqft · 47% below area Est $181k · 35% under ↓ 15% since listing

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 446 Woodyard St — a charming family home tucked in a peaceful setting with quick access to US Hwy 280. Convenient to both Dadeville and Auburn, this beloved residence has been the site of many fond memories and offers a warm, welcoming atmosphere ideal for family living. Bring your imagination and put your stamp on it. The current owner also owns the adjacent parcel and an additional lot behind the house; these parcels are available for purchase separately but are not included in the listed price. For additional details or to schedule a showing, please contact the listing agent or your preferred Realtor. Home is being sold AS IS.

Key facts

• 0.84 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $174 ($2k/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 $110k (6.8% below list).
• Recommended offer: $104k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#468 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Tallapoosa County (rural): math 15% / reading 35% proficiency, ranked #93 of 129 in AL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 280 active listings in the ZIP; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $819 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 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 1950 — 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: 0.93% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (median comp): $181,097
• List price: $118,500
• Delta: -34.57%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-8,163
• Equity at exit: $17,669

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $6,946
• Equity at exit: $10,246

Cash invested: $33,180 (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 36853

• Home prices YoY: -30.6%
• Active inventory: 280
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$621
• Tax from tax record: −$27 /mo · $325/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $174

Break-even live

Break-even rent $883

Max offer price $118,500

Occupancy floor 79%

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $118,500 Active 128 DOM
2. 2026-06-18
   days on market $118,500 Active 127 DOM
3. 2026-06-17
   days on market $118,500 Active 126 DOM
4. 2026-06-16
   days on market $118,500 Active 125 DOM
5. 2026-06-15
   days on market $118,500 Active 124 DOM
6. 2026-06-14
   days on market $118,500 Active 122 DOM
7. 2026-06-12
   days on market $118,500 Active 121 DOM
8. 2026-06-09
   days on market $118,500 Active 118 DOM
9. 2026-06-08
   days on market $118,500 Active 117 DOM
10. 2026-06-07
    days on market $118,500 Active 116 DOM
11. 2026-06-06
    days on market $118,500 Active 115 DOM
12. 2026-06-04
    days on market $118,500 Active 112 DOM
13. 2026-06-02
    days on market $118,500 Active 111 DOM
14. 2026-06-01
    days on market $118,500 Active 110 DOM
15. 2026-05-31
    days on market $118,500 Active 109 DOM
16. 2026-05-31
    days on market $118,500 Active 108 DOM
17. 2026-04-06
    price $118,500 654-char remark

    Show marketing remark (654 chars)

    Welcome to 446 Woodyard St — a charming family home tucked in a peaceful setting with quick access to US Hwy 280. Convenient to both Dadeville and Auburn, this beloved residence has been the site of many fond memories and offers a warm, welcoming atmosphere ideal for family living. Bring your imagination and put your stamp on it. The current owner also owns the adjacent parcel and an additional lot behind the house; these parcels are available for purchase separately but are not included in the listed price. For additional details or to schedule a showing, please contact the listing agent or your preferred Realtor. Home is being sold AS IS.

18. 2026-02-11
    listed $140,000 Active 654-char remark

    Show marketing remark (654 chars)

    Welcome to 446 Woodyard St — a charming family home tucked in a peaceful setting with quick access to US Hwy 280. Convenient to both Dadeville and Auburn, this beloved residence has been the site of many fond memories and offers a warm, welcoming atmosphere ideal for family living. Bring your imagination and put your stamp on it. The current owner also owns the adjacent parcel and an additional lot behind the house; these parcels are available for purchase separately but are not included in the listed price. For additional details or to schedule a showing, please contact the listing agent or your preferred Realtor. Home is being sold AS IS.

ⓘ 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: $325 · $27/mo
• Projected year-2 tax: $486 · $40/mo
• Expected delta: +$161/yr (+$13/mo · 49.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $13,247
• − Mortgage interest: −$6,638
• − Property taxes: −$325
• − Insurance: −$592
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,447
• Taxable income: $125
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,061/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: Tallapoosa County
• NCES district ID: 0103210
• Math proficiency: 15% ▼ -23.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $42,013
• Composite: 21.22/100
• National rank: #8407
• State rank: #93 of 129 in AL

Livability — Dadeville

• Score: 54/100
• State rank: #468
• US rank: #24023

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dadeville, AL
• Population (ZIP): 9,110

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 16% Two or more races 4%
• Common ancestry: Italian 2% Slovak 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -103.90%
• Current HPI: 235.5827
• 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

-15.4% since first listed

2 events — show timeline

• 2026-04-06 Price Changed $118,500 LMMLS
• 2026-02-11 Listed $140,000 LMMLS

Property tax history

+0.6%/yr

Latest (2025): $325 · -7.0% YoY. Source: county tax records.