139 Golson Rd · Fort Deposit, AL 36032

$93,000

2 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 50 Days on market

Built 1953 0.31 ac lot $75/sqft · 101% above area

---

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 +22.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Appreciation +5.9/10.0
• 1% rule +4.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Older home that has been updated with hardieboard siding and a metal roof. This house has 2 functional bedrooms and another room that could be used as a bedroom or an office. The large bedroom is an addition from original construction, and it has beautiful v-groove pine boards on the walls and ceilings. In the kitchen, there is a stove and refrigerator that stay with the property. On the exterior, there is a 1 car carport and a large storage shed. Most of the back yard is enclosed with a chain link fence. This house is clean and ready to be moved-in.

Key facts

• Metal roof
• New plumbing
• Hardieboard siding

Tags

• HARDIEBOARD SIDING
• METAL ROOF
• NEW PLUMBING
• MODERN LIGHTING FIXTURES
• MARBLE KITCHEN COUNTERTOPS
• NEW APPLIANCES

Property features AI

Exterior

• Parking: Detached carport; One carport space
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-story home; HardiPlank-type siding
• Construction: HardiPlank-type exterior; Built according to public records
• Exterior features: Deck; Porch; Partial fence; Hot tub / spa; Exterior storage

Interior

• Kitchen: Kitchen/dining combo; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the first floor
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: One full bathroom
• Heating & cooling: Space heater; Attic fan; Window air conditioning units
• Interior features: Storm windows; Sunroom; Living room; Deck access from the home
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $164 ($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 $91k (2.5% below list).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#428 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Lowndes County (rural): math 22% / reading 21% proficiency, ranked #124 of 133 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($643 loan paydown + $2k appreciation (1.9% local appreciation)).
• Lowndes County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $93k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $90,210 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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: 0.97% ✗
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 8.5

CMA / ARV

• ARV (median comp): $49,337
• List price: $93,000
• Delta: 88.50%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.62×
• Total profit: $16,210
• Equity at exit: $36,082

10-year hold

• IRR: 14.5%
• Equity multiple: 2.92×
• Total profit: $50,056
• Equity at exit: $51,502

Cash invested: $26,040 (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 36032

• Home prices YoY: 1.5%
• Active inventory: 5
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $907 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$26 /mo · $312/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $164

Break-even live

Break-even rent $699

Max offer price $93,000

Occupancy floor 77%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $93,000 Active 50 DOM
2. 2026-06-17
   days on market $93,000 Active 49 DOM
3. 2026-06-16
   days on market $93,000 Active 48 DOM
4. 2026-06-15
   days on market $93,000 Active 47 DOM
5. 2026-06-14
   days on market $93,000 Active 45 DOM
6. 2026-06-13
   days on market $93,000 Active 44 DOM
7. 2026-06-10
   days on market $93,000 Active 42 DOM
8. 2026-06-09
   days on market $93,000 Active 41 DOM
9. 2026-06-08
   days on market $93,000 Active 40 DOM
10. 2026-06-07
    pricedays on market $93,000 Active 39 DOM
11. 2026-06-03
    days on market $98,000 Active 35 DOM
12. 2026-06-03
    days on market $98,000 Active 34 DOM
13. 2026-06-01
    days on market $98,000 Active 33 DOM
14. 2026-05-31
    days on market $98,000 Active 32 DOM
15. 2026-05-30
    days on market $98,000 Active 31 DOM
16. 2026-04-29
    listed $98,000 Active 558-char remark
17. 2023-08-08
    soldstatus $60,000 Closed 556-char remark

    Show marketing remark (556 chars)

    Older home that has been updated with hardieboard siding and a metal roof. This house has 2 functional bedrooms and another room that could be used as a bedroom or an office. The large bedroom is an addition from original construction, and it has beautiful v-groove pine boards on the walls and ceilings. In the kitchen, there is a stove and refrigerator that stay with the property. On the exterior, there is a 1 car carport and a large storage shed. Most of the back yard is enclosed with a chain link fence. This house is clean and ready to be moved-in.

18. 2023-08-08
    soldstatus $60,000

    Show marketing remark (556 chars)

    Older home that has been updated with hardieboard siding and a metal roof. This house has 2 functional bedrooms and another room that could be used as a bedroom or an office. The large bedroom is an addition from original construction, and it has beautiful v-groove pine boards on the walls and ceilings. In the kitchen, there is a stove and refrigerator that stay with the property. On the exterior, there is a 1 car carport and a large storage shed. Most of the back yard is enclosed with a chain link fence. This house is clean and ready to be moved-in.

19. 2023-08-07
    status Pending 556-char remark

    Show marketing remark (556 chars)

    Older home that has been updated with hardieboard siding and a metal roof. This house has 2 functional bedrooms and another room that could be used as a bedroom or an office. The large bedroom is an addition from original construction, and it has beautiful v-groove pine boards on the walls and ceilings. In the kitchen, there is a stove and refrigerator that stay with the property. On the exterior, there is a 1 car carport and a large storage shed. Most of the back yard is enclosed with a chain link fence. This house is clean and ready to be moved-in.

20. 2023-06-21
    historical Contingent 556-char remark

    Show marketing remark (556 chars)

    Older home that has been updated with hardieboard siding and a metal roof. This house has 2 functional bedrooms and another room that could be used as a bedroom or an office. The large bedroom is an addition from original construction, and it has beautiful v-groove pine boards on the walls and ceilings. In the kitchen, there is a stove and refrigerator that stay with the property. On the exterior, there is a 1 car carport and a large storage shed. Most of the back yard is enclosed with a chain link fence. This house is clean and ready to be moved-in.

21. 2023-04-26
    listed $60,000 Active 556-char remark

    Show marketing remark (556 chars)

    Older home that has been updated with hardieboard siding and a metal roof. This house has 2 functional bedrooms and another room that could be used as a bedroom or an office. The large bedroom is an addition from original construction, and it has beautiful v-groove pine boards on the walls and ceilings. In the kitchen, there is a stove and refrigerator that stay with the property. On the exterior, there is a 1 car carport and a large storage shed. Most of the back yard is enclosed with a chain link fence. This house is clean and ready to be moved-in.

ⓘ 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: $312 · $26/mo
• Projected year-2 tax: $381 · $32/mo
• Expected delta: +$69/yr (+$6/mo · 22.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $10,881
• − Mortgage interest: −$5,209
• − Property taxes: −$312
• − Insurance: −$465
• − Repairs & maintenance: −$870
• − Management: −$870
• − Depreciation: −$2,705
• Taxable income: $448
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $1,859/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: Lowndes County
• NCES district ID: 0102160
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 21% ▲ 1.00%
• Median HH income: $28,508
• Composite: 20.29/100
• National rank: #13821
• State rank: #124 of 133 in AL

Livability — Fort Deposit

• Score: 55/100
• State rank: #428
• US rank: #23190

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: Fort Deposit, AL
• City population: 2,358
• Population (ZIP): 2,358

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 8,899 people
• By 2030: 8,133 · -8.6%
• By 2040: 6,789 · -23.7%
• By 2050: 5,785 · -35.0%
• By 2075: 4,745 · -46.7%
• By 2100: 4,957 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 19% Native American 2% Two or more races 1%
• Common ancestry: Hispanic 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lowndes

• 2024 margin: Solid D (+37.3) · D 68.4% · R 31.1%
• 2008→2024 swing: -12.7pp toward R · 2008: 50.0pp · 2024: 37.3pp
• All cycles: 2024: D+37.3 2020: D+45.9 2016: D+46.9 2012: D+53.1 2008: D+50.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 129.6368
• 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

+55.0% since first listed

7 events — show timeline

• 2026-06-05 Price Changed $93,000 MAAR
• 2026-04-29 Listed $98,000 MAAR
• 2023-08-08 Sold (Public Records) $60,000 Public Records
• 2023-08-08 Sold (MLS) $60,000 MAAR
• 2023-08-07 Pending — MAAR
• 2023-06-21 Contingent — MAAR
• 2023-04-26 Listed $60,000 MAAR

Property tax history

+7.3%/yr

Latest (2025): $312 · -1.6% YoY. Source: county tax records.