223 Arby Dr · Hamilton, AL 35570

$90,000

4 bd · 1.0 ba · 3,156 sqft · SingleFamily public records · 17 Days on market

Built 1989 1.08 ac lot ↓ 55% since listing

---

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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home to this spacious 4 bedroom 3 bath home sitting on an acre in the city limits of Hamilton. This home features hardwood floors, Roof-2019 and Central Unit - 2019, very spacious master bath, a second kitchenette and living area upstairs. Low Property Taxes. Buyer to verify all facts and measurements.

Key facts

• Two kitchens
• Expansive yard
• Large lot

Tags

• LARGE LOT
• TWO KITCHENS
• SPACIOUS FLOOR PLAN
• EXPANSIVE YARD

Property features AI

Finance

• Other: Lot size approximately 1.08 acres

Exterior

• Parking: Attached garage; 1 garage space; Carport
• Utilities: Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Built with vinyl siding and brick
• Exterior features: Shingle roof; Vinyl siding and brick exterior

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.0% in Hamilton — 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 63/100 on livability (#190 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools D, amenities F, commute F.
• Marion County (rural): math 20% / reading 48% proficiency, ranked #56 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 93 active listings in the ZIP; 1 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion County population projected at -16% 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: major wind risk, 27% 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.86%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-44
• Equity at exit: $13,419

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $18,729
• Equity at exit: $7,782

Cash invested: $25,200 (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 35570

• Home prices YoY: -7.8%
• Active inventory: 93
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,076 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $228

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 74%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $90,000 Active 17 DOM
2. 2026-06-18
   days on market $90,000 Active 16 DOM
3. 2026-06-17
   days on market $90,000 Active 15 DOM
4. 2026-06-16
   days on market $90,000 Active 14 DOM
5. 2026-06-15
   days on market $90,000 Active 13 DOM
6. 2026-06-14
   days on market $90,000 Active 11 DOM
7. 2026-06-12
   days on market $90,000 Active 10 DOM
8. 2026-06-09
   days on market $90,000 Active 7 DOM
9. 2026-06-08
   days on market $90,000 Active 6 DOM
10. 2026-06-07
    days on market $90,000 Active 5 DOM
11. 2026-06-03
    remarks 663-char remark
12. 2026-06-03
    listed $90,000 Active 1 DOM

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,350 · $113/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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,912
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,033
• − Management: −$1,033
• − Depreciation: −$2,618
• Taxable income: $1,386
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $2,404/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: Marion County
• NCES district ID: 0102310
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $32,048
• Composite: 27.69/100
• National rank: #6911
• State rank: #56 of 129 in AL

Livability — Hamilton

• Score: 63/100
• State rank: #190
• US rank: #15568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, AL
• City population: 10,621
• Population (ZIP): 10,621

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,759 people
• By 2030: 27,834 · -3.2%
• By 2040: 25,974 · -9.7%
• By 2050: 24,129 · -16.1%
• By 2075: 20,179 · -29.8%
• By 2100: 16,341 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Black 5% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+81.7) · D 8.8% · R 90.5%
• 2008→2024 swing: -25.6pp toward R · 2008: -56.1pp · 2024: -81.7pp
• All cycles: 2024: R+81.7 2020: R+77.8 2016: R+76.2 2012: R+61.5 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.98%
• Current HPI: 166.1943
• 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

9 events — show timeline

• 2026-06-01 Listed $90,000 Walker County Area MLS
• 2022-11-04 Delisted — Walker County Area MLS
• 2022-11-04 Listed $199,900 Walker County Area MLS
• 2022-11-04 Sold (MLS) $199,000 Walker County Area MLS
• 2022-11-01 Sold (MLS) $199,000 VMLS
• 2022-10-17 Pending — VMLS
• 2022-08-03 Relisted — VMLS
• 2022-07-06 Delisted — VMLS
• 2022-03-25 Listed $199,900 VMLS

Property tax history

+18.3%/yr

Latest (2025): $1,350 · +39.9% YoY. Source: county tax records.