111 Parker Dr · Underwood-Petersville, AL 35633

$164,900

4 bd · 2.0 ba · 1,950 sqft · MultiFamily public records · 69 Days on market

Built 1963 0.34 ac lot $85/sqft · 33% below area Est $248k · 33% under

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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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTORS! Here is an opportunity to own a duplex in the Petersville community. This duplex has a new air conditioner unit on one of the units and a new roof. Both units are updated and ready to rent or move in.

Key facts

• Updated units
• New roof
• 0.34 acre lot

Tags

• NEW AIR CONDITIONER UNIT
• NEW ROOF
• UPDATED UNITS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.3% in Underwood-Petersville — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Lauderdale County (rural): math 19% / reading 46% proficiency, ranked #53 of 129 in AL (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 181 active listings in the ZIP; 164 units permitted in Lauderdale County in 2024 (72 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $165k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.85%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (median comp): $247,856
• List price: $164,900
• Delta: -33.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,104
• Equity at exit: $24,587

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $23,229
• Equity at exit: $14,258

Cash invested: $46,172 (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 35633

• Home prices YoY: -22.6%
• Active inventory: 181
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $340

Break-even live

Break-even rent $1,269

Max offer price $164,900

Occupancy floor 75%

Sensitivity live

Price	-10% $434	-5% $387	+0% $340	+5% $294	+10% $247
Rent	-10% $206	-5% $273	+0% $340	+5% $407	+10% $475
Rate	-1.0pp $423	-0.5pp $382	base $340	+0.5pp $298	+1.0pp $254

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,700
Total (2 units)			$1,700

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $164,900 Active 69 DOM
2. 2026-06-18
   days on market $164,900 Active 68 DOM
3. 2026-06-17
   days on market $164,900 Active 67 DOM
4. 2026-06-16
   days on market $164,900 Active 66 DOM
5. 2026-06-15
   days on market $164,900 Active 65 DOM
6. 2026-06-14
   days on market $164,900 Active 63 DOM
7. 2026-06-13
   days on market $164,900 Active 62 DOM
8. 2026-06-10
   pricedays on market $164,900 Active 60 DOM
9. 2026-06-09
   days on market $175,000 Active 59 DOM
10. 2026-06-08
    days on market $175,000 Active 58 DOM
11. 2026-06-07
    days on market $175,000 Active 57 DOM
12. 2026-06-05
    days on market $175,000 Active 54 DOM
13. 2026-06-03
    days on market $175,000 Active 53 DOM
14. 2026-06-02
    days on market $175,000 Active 52 DOM
15. 2026-06-01
    days on market $175,000 Active 51 DOM
16. 2026-05-31
    days on market $175,000 Active 50 DOM
17. 2026-05-30
    days on market $175,000 Active 49 DOM
18. 2026-05-05
    price $175,000 211-char remark

    Show marketing remark (211 chars)

    INVESTORS! Here is an opportunity to own a duplex in the Petersville community. This duplex has a new air conditioner unit on one of the units and a new roof. Both units are updated and ready to rent or move in.

19. 2026-04-16
    historical $785
20. 2026-04-11
    listed $185,000 Active 211-char remark

    Show marketing remark (211 chars)

    INVESTORS! Here is an opportunity to own a duplex in the Petersville community. This duplex has a new air conditioner unit on one of the units and a new roof. Both units are updated and ready to rent or move in.

21. 2026-03-06
    price $785
22. 2026-01-15
    listed $800
23. 2024-12-16
    historical $785
24. 2024-12-03
    listed $785
25. 2021-04-30
    soldstatus $85,000

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $830 · $69/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 5/10 Major
• 🌡 Heat 5/10 Major 6 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,400
• − Mortgage interest: −$9,237
• − Property taxes: −$830
• − Insurance: −$824
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,797
• Taxable income: $1,447
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $3,737/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: Lauderdale County
• NCES district ID: 0102010
• Math proficiency: 19% ▼ -35.00%
• Reading proficiency: 46% ▼ -7.00%
• Median HH income: $47,501
• Composite: 27.93/100
• National rank: #6863
• State rank: #53 of 129 in AL

Livability — Underwood-Petersville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Underwood-Petersville, AL
• Population (ZIP): 20,733

Population outlook (Lauderdale County) Hauer SSP2

• Today (2025): 93,386 people
• By 2030: 93,634 · +0.3%
• By 2040: 93,114 · -0.3%
• By 2050: 91,586 · -1.9%
• By 2075: 88,667 · -5.1%
• By 2100: 81,098 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 7% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Lauderdale

• 2024 margin: Solid R (+51.5) · D 23.8% · R 75.3%
• 2008→2024 swing: -23.3pp toward R · 2008: -28.2pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.7 2016: R+46.0 2012: R+30.9 2008: R+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.91%
• Current HPI: 198.6547
• 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

+105.9% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $175,000 SAARMLS
• 2026-04-16 Rental Removed $785 BUILDIUM
• 2026-04-11 Listed $185,000 SAARMLS
• 2026-03-06 Price Changed $785 BUILDIUM
• 2026-01-15 Listed for Rent $800 BUILDIUM
• 2024-12-16 Rental Removed $785 APPFOLIO
• 2024-12-03 Listed for Rent $785 APPFOLIO
• 2021-04-30 Sold (Public Records) $85,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $830 · +3.4% YoY. Source: county tax records.