389 Appleton St · Centre, AL 35960

$100,000

3 bd · 2.0 ba · 1,991 sqft · SingleFamily public records · 29 Days on market

Built 1970

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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 +22.3/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +4.9/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

“Convenient Location” – downtown Centre – All brick rancher, with 3 bedrooms, 2 baths, features double fireplace in den and living room, eat-in kitchen with ample cabinets, nice private porch area behind the carport.

Key facts

• Built 1970
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $165 ($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 $99k (1.2% below list).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.1% in Centre — 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 (#267 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Cherokee County (rural): math 21% / reading 45% proficiency, ranked #58 of 129 in AL (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 197 active listings in the ZIP; 39 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 8.27%
• Cash-on-cash: 7.06%
• DSCR: 1.31
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $250,866
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Appleton St	0.05mi	4/2.0 (+1)	2,075 (+4%)	13mo	$113,000	$54	75
210 Pine Hill Dr	0.53mi	4/3.0 (+1)	2,230 (+12%)	22mo	$280,000	$126	28

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-5,744
• Equity at exit: $14,910

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $8,382
• Equity at exit: $8,646

Cash invested: $28,000 (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 35960

• Home prices YoY: -14.7%
• Active inventory: 197
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $165

Break-even live

Break-even rent $780

Max offer price $100,000

Occupancy floor 78%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $100,000 Active 29 DOM
2. 2026-06-18
   days on market $100,000 Active 28 DOM
3. 2026-06-17
   days on market $100,000 Active 27 DOM
4. 2026-06-16
   days on market $100,000 Active 26 DOM
5. 2026-06-15
   days on market $100,000 Active 25 DOM
6. 2026-06-14
   days on market $100,000 Active 23 DOM
7. 2026-06-13
   days on market $100,000 Active 22 DOM
8. 2026-06-10
   days on market $100,000 Active 20 DOM
9. 2026-06-09
   days on market $100,000 Active 19 DOM
10. 2026-06-08
    days on market $100,000 Active 18 DOM
11. 2026-06-07
    days on market $100,000 Active 17 DOM
12. 2026-06-05
    days on market $100,000 Active 14 DOM
13. 2026-06-03
    days on market $100,000 Active 13 DOM
14. 2026-06-02
    days on market $100,000 Active 12 DOM
15. 2026-06-01
    days on market $100,000 Active 11 DOM
16. 2026-05-31
    days on market $100,000 Active 10 DOM
17. 2026-05-30
    days on market $100,000 Active 9 DOM
18. 2026-05-22
    listed $100,000 Active
19. 2024-01-29
    soldstatus $139,000
20. 2018-10-17
    soldstatus $33,500 240-char remark

    Show marketing remark (240 chars)

    “Convenient Location” – downtown Centre – All brick rancher, with 3 bedrooms, 2 baths, features double fireplace in den and living room, eat-in kitchen with ample cabinets, nice private porch area behind the carport.

21. 2018-10-12
    soldstatus $33,500 240-char remark

    Show marketing remark (240 chars)

    “Convenient Location” – downtown Centre – All brick rancher, with 3 bedrooms, 2 baths, features double fireplace in den and living room, eat-in kitchen with ample cabinets, nice private porch area behind the carport.

22. 2018-01-22
    listed $34,900 240-char remark

    Show marketing remark (240 chars)

    “Convenient Location” – downtown Centre – All brick rancher, with 3 bedrooms, 2 baths, features double fireplace in den and living room, eat-in kitchen with ample cabinets, nice private porch area behind the carport.

23. 2017-09-08
    listed $34,900 240-char remark

    Show marketing remark (240 chars)

    “Convenient Location” – downtown Centre – All brick rancher, with 3 bedrooms, 2 baths, features double fireplace in den and living room, eat-in kitchen with ample cabinets, nice private porch area behind the carport.

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $599 · $50/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 18% 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: $11,860
• − Mortgage interest: −$5,602
• − Property taxes: −$599
• − Insurance: −$500
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,909
• Taxable income: $352
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,892/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: Cherokee County
• NCES district ID: 0100630
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $37,824
• Composite: 27.43/100
• National rank: #6965
• State rank: #58 of 129 in AL

Livability — Centre

• Score: 61/100
• State rank: #267
• US rank: #18261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centre, AL
• Population (ZIP): 9,044

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 24,929 people
• By 2030: 24,177 · -3.0%
• By 2040: 22,411 · -10.1%
• By 2050: 20,595 · -17.4%
• By 2075: 17,025 · -31.7%
• By 2100: 13,700 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Two or more races 3%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+75.5) · D 12.0% · R 87.5%
• 2008→2024 swing: -24.3pp toward R · 2008: -51.2pp · 2024: -75.5pp
• All cycles: 2024: R+75.5 2020: R+72.8 2016: R+69.4 2012: R+55.0 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.50%
• Current HPI: 199.8855
• 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

+186.5% since first listed

6 events — show timeline

• 2026-05-22 Listed $100,000 FSBO.com
• 2024-01-29 Sold (Public Records) $139,000 Public Records
• 2018-10-17 Sold (MLS) $33,500 Greater Alabama MLS
• 2018-10-12 Sold (MLS) $33,500 VMLS
• 2018-01-22 Listed $34,900 Greater Alabama MLS
• 2017-09-08 Listed $34,900 VMLS

Property tax history

-5.0%/yr

Latest (2025): $599 · -54.0% YoY. Source: county tax records.