158 Dexter Dr · Winfield, AL 35594

$125,000

3 bd · 1.0 ba · 1,647 sqft · SingleFamily public records · 19 Days on market

Built 1968 Est $115k · 8% over

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Why this score? — see what drove the D+ 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
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• ARV discount +3.7/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 158 Dexter Drive, a well located 3 bedroom 2 bathroom home offering 1,647 square feet of potential and opportunity. Featuring a detached garage and a functional layout , this property is ideal for buyers looking to add their personal touch and make a home truly their own. Inside you'll find generously sized living spaces and a floor plan with plenty of possibilities. While the home could use a little TLC, its great location and solid features make it a stand out opportunity for homeowners or investors alike. Whether you're searching for your next residence or an investment property with potential, this one is worth a look. * More photos coming soon *

Key facts

• 2 garage spots
• Built 1968
• Listed 18 days

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; R-1 zoning
• Construction: Frame and brick construction; Metal roof
• Exterior features: Covered porch; Deck; Outbuilding

Interior

• Flooring: Wood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Wood and tile flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $183 ($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 $117k (6.2% below list).
• Recommended offer: $117k (6.2% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 2.8% in Winfield — 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 67/100 on livability (#84 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Winfield City (rural): math 36% / reading 59% proficiency, ranked #15 of 129 in AL (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,240 (6.2% below list)

Questions for the listing agent

1. Built in 1968 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $115,290
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2641 Bankhead Hwy	0.32mi	2/1.0 (-1)	1,500 (-9%)	14mo	$105,000	$70	53

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-8,664
• Equity at exit: $18,638

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,224
• Equity at exit: $10,808

Cash invested: $35,000 (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 35594

• Home prices YoY: -12.8%
• Active inventory: 50
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$36 /mo · $429/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $183

Break-even live

Break-even rent $941

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $125,000 Active 19 DOM
2. 2026-06-18
   days on market $125,000 Active 18 DOM
3. 2026-06-17
   days on market $125,000 Active 17 DOM
4. 2026-06-16
   days on market $125,000 Active 16 DOM
5. 2026-06-15
   days on market $125,000 Active 15 DOM
6. 2026-06-14
   days on market $125,000 Active 13 DOM
7. 2026-06-12
   days on market $125,000 Active 12 DOM
8. 2026-06-09
   days on market $125,000 Active 9 DOM
9. 2026-06-08
   days on market $125,000 Active 8 DOM
10. 2026-06-07
    days on market $125,000 Active 7 DOM
11. 2026-06-07
    days on market $125,000 Active 6 DOM
12. 2026-06-04
    days on market $125,000 Active 3 DOM
13. 2026-06-02
    days on market $125,000 Active 2 DOM
14. 2026-05-31
    remarks 671-char remark
15. 2026-05-31
    listed $125,000 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: $429 · $36/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$84/yr (+$7/mo · 19.5%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,069
• − Mortgage interest: −$7,002
• − Property taxes: −$429
• − Insurance: −$625
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,636
• Taxable income: $126
• Est. tax owed @ 24.0%: −$30
• After-tax cash flow: $2,164/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: Winfield City
• NCES district ID: 0103540
• Math proficiency: 36% ▼ -22.00%
• Reading proficiency: 59% ▲ 6.00%
• Median HH income: $39,006
• Composite: 39.57/100
• National rank: #3930
• State rank: #15 of 129 in AL

Livability — Winfield

• Score: 67/100
• State rank: #84
• US rank: #10852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winfield, AL
• City population: 7,441
• Population (ZIP): 7,441

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 (94%)
• Race & ethnicity: White 94% Black 3% Asian 1%
• Common ancestry: Slovak 6% Lithuanian 5% Serbian 1%
• Foreign-born: 1% · Canada, South Korea
• 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: ▼ -23.46%
• Current HPI: 159.533
• 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

• 2026-05-31 Listed $125,000 Walker County Area MLS

Property tax history

-50.2%/yr

Latest (2025): $429 · -50.2% YoY. Source: county tax records.