5 Clay St · Goodwater, AL 35072

$79,000

3 bd · 1.5 ba · 3,692 sqft · SingleFamily · 106 Days on market

Built 1910 Fair condition $21/sqft · 69% below area

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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 +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks MLS

Historic home in downtown Goodwater! This house has been well-maintained and has undergone many updates. 3 or 4 large bedrooms, 1 1/2 baths, a large eat-in kitchen, plus a spacious dining room! Relax on one of the 3 porches, 2 (screened), or sit on the side deck and enjoy the beauty of the gorgeous Pecan trees!

Key facts

• Large eat-in kitchen
• Many updates
• Spacious dining room

Tags

• HISTORIC HOME
• DOWNTOWN GOODWATER
• WELL-MAINTAINED
• MANY UPDATES
• LARGE EAT-IN KITCHEN
• SPACIOUS DINING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#136 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Coosa County (rural): math 6% / reading 30% proficiency, ranked #110 of 129 in AL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (2.8% local appreciation)).
• Coosa County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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 1910 — 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. 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: 1.53% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $256,359
• List price: $79,000
• Delta: -69.18%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.56×
• Total profit: $34,576
• Equity at exit: $34,485

10-year hold

• IRR: 28.7%
• Equity multiple: 4.97×
• Total profit: $87,887
• Equity at exit: $52,353

Cash invested: $22,120 (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 35072

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $408

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 61%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $79,000 Active 106 DOM
2. 2026-06-18
   days on market $79,000 Active 105 DOM
3. 2026-06-17
   days on market $79,000 Active 104 DOM
4. 2026-06-16
   days on market $79,000 Active 103 DOM
5. 2026-06-15
   days on market $79,000 Active 102 DOM
6. 2026-06-14
   days on market $79,000 Active 100 DOM
7. 2026-06-12
   days on market $79,000 Active 99 DOM
8. 2026-06-09
   days on market $79,000 Active 96 DOM
9. 2026-06-08
   days on market $79,000 Active 95 DOM
10. 2026-06-07
    days on market $79,000 Active 94 DOM
11. 2026-06-07
    days on market $79,000 Active 93 DOM
12. 2026-06-04
    days on market $79,000 Active 90 DOM
13. 2026-06-02
    days on market $79,000 Active 89 DOM
14. 2026-06-01
    days on market $79,000 Active 88 DOM
15. 2026-05-31
    days on market $79,000 Active 87 DOM
16. 2026-05-31
    days on market $79,000 Active 86 DOM
17. 2026-03-04
    listed $79,000 Active 312-char remark

    Show marketing remark (312 chars)

    Historic home in downtown Goodwater! This house has been well-maintained and has undergone many updates. 3 or 4 large bedrooms, 1 1/2 baths, a large eat-in kitchen, plus a spacious dining room! Relax on one of the 3 porches, 2 (screened), or sit on the side deck and enjoy the beauty of the gorgeous Pecan trees!

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,498
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,298
• Taxable income: $3,875
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $3,972/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 · 11 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and updates to improve its condition and value. Painting, updating cabinets, replacing windows, and improving landscaping would significantly enhance its appeal and marketability.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom paneling — slight wear
• Moderate roof — visible wear
• Minor exterior siding — some discoloration
• Minor flooring — slight wear
• Minor interior walls — slight paint wear
• Minor windows — slight wear
• Moderate foundation — visible issues

Value-add opportunities

• Both painting and updating kitchen cabinets — improves appearance and functionality
• Both replacing windows — increases energy efficiency and curb appeal
• Both replacing HVAC system — improves comfort and energy efficiency
• Both landscaping and curb appeal improvements — enhances overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom paneling · slight wear	Minor	$500–3,000
roof · visible wear	Moderate	$3,000–15,000
exterior siding · some discoloration	Minor	$500–3,000
flooring · slight wear	Minor	$500–3,000
interior walls · slight paint wear	Minor	$500–3,000
windows · slight wear	Minor	$500–3,000
foundation · visible issues	Moderate	$3,000–15,000
Total estimated repair cost · 8 items		$9,000–48,000

Value-add ROI direction

• Both painting and updating kitchen cabinets — improves appearance and functionality ↑
• Both replacing windows — increases energy efficiency and curb appeal ↑
• Both replacing HVAC system — improves comfort and energy efficiency ↑
• Both landscaping and curb appeal improvements — enhances overall appearance and 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: Coosa County
• NCES district ID: 0100900
• Math proficiency: 6% ▼ -23.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $34,909
• Composite: 14.72/100
• National rank: #9397
• State rank: #110 of 129 in AL

Livability — Goodwater

• Score: 65/100
• State rank: #136
• US rank: #13307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Goodwater, AL
• Population (ZIP): 4,725

Population outlook (Coosa County) Hauer SSP2

• Today (2025): 8,898 people
• By 2030: 7,964 · -10.5%
• By 2040: 6,286 · -29.4%
• By 2050: 4,978 · -44.1%
• By 2075: 3,255 · -63.4%
• By 2100: 2,832 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 54% Black 39% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Coosa

• 2024 margin: Solid R (+43.3) · D 28.1% · R 71.4%
• 2008→2024 swing: -25.8pp toward R · 2008: -17.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+33.5 2016: R+30.6 2012: R+16.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.77%
• Current HPI: 155.8145
• 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

1 event — show timeline

• 2026-03-04 Listed $79,000 Greater Alabama MLS