20591 Eastern Valley Rd · Woodstock, AL 35188

$18,000

2 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 9 Days on market

Built 1900 0.48 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

NO ACCESS OR VIEWINGS of this property. Please DO NOT DISTURB the occupant. Take a drive by this two bedroom, two bath home and see if it may be your next investment. "As is" cash only sale with no contingencies or inspections. Buyer will be responsible for obtaining possession of the property upon closing. Property may be subject to right of redemption.

Key facts

• 0.48 acre lot
• Parking
• Built 1900

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Built in 1900; Frame construction
• Construction: Frame construction; One-story; Built in 1900
• Exterior features: Public water; Public sewer; Lot nearly half an acre (0.48 acre)

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Cap rate 54.3% vs local median 4.2% in Woodstock — 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 59/100 on livability (#320 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, health & safety D, crime F.
• Bibb County (rural): math 12% / reading 31% proficiency, ranked #105 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 32 active listings in the ZIP; 16 units permitted in Bibb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39 of equity ($124 loan paydown + $-85 appreciation (-0.5% local appreciation)).
• Bibb County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $18,000

Questions for the listing agent

1. Built in 1900 — 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. 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?
6. 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.
7. 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.
8. 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: 5.85% ✓
• Cap rate: 54.34%
• Cash-on-cash: 171.61%
• DSCR: 8.64
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $226,144
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Horn Cir	0.06mi	3/1.0 (+1)	1,216 (+3%)	11mo	$145,000	$119	74
174 Worthington Dr	0.17mi	3/2.0 (+1)	1,257 (+6%)	19mo	$165,000	$131	61
17152 Crescent Dr	0.30mi	3/2.0 (+1)	1,200 (+1%)	23mo	$238,500	$199	60
21792 Eastern Valley Rd	0.69mi	3/2.0 (+1)	1,200 (+1%)	4mo	$75,000	$63	57
12258 Richard St	0.56mi	3/2.0 (+1)	1,260 (+6%)	6mo	$257,500	$204	53
1935 Grey Hill Rd	0.38mi	3/1.5 (+1)	1,048 (-12%)	24mo	$199,900	$191	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.93×
• Total profit: $44,993
• Equity at exit: $4,807

10-year hold

• IRR: —
• Equity multiple: 20.89×
• Total profit: $100,248
• Equity at exit: $5,453

Cash invested: $5,040 (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 35188

• Home prices YoY: -0.3%
• Active inventory: 32
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$94
• Tax from tax record: −$9 /mo · $111/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $721

Break-even live

Break-even rent $141

Max offer price $18,000

Occupancy floor 27%

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: $4,500
• Closing costs: $540
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-13
   statusdays on market $18,000 Pending 9 DOM
2. 2026-06-10
   days on market $18,000 Active 7 DOM
3. 2026-06-09
   days on market $18,000 Active 6 DOM
4. 2026-06-08
   days on market $18,000 Active 5 DOM
5. 2026-06-07
   days on market $18,000 Active 4 DOM
6. 2026-06-03
   remarks 359-char remark
7. 2026-06-03
   listed $18,000 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: $111 · $9/mo
• Projected year-2 tax: $111 · $9/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 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,637
• − Mortgage interest: −$1,008
• − Property taxes: −$111
• − Insurance: −$90
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$524
• Taxable income: $8,882
• Est. tax owed @ 24.0%: −$2,132
• After-tax cash flow: $6,518/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: Bibb County
• NCES district ID: 0100360
• Math proficiency: 12% ▼ -22.00%
• Reading proficiency: 31% ▼ -6.00%
• Median HH income: $40,196
• Composite: 18.14/100
• National rank: #8964
• State rank: #105 of 129 in AL

Livability — Woodstock

• Score: 59/100
• State rank: #320
• US rank: #19763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,659

Population outlook (Bibb County) Hauer SSP2

• Today (2025): 21,965 people
• By 2030: 21,437 · -2.4%
• By 2040: 20,248 · -7.8%
• By 2050: 19,023 · -13.4%
• By 2075: 16,513 · -24.8%
• By 2100: 14,871 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 1% Slovak 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bibb

• 2024 margin: Solid R (+64.4) · D 17.5% · R 81.9%
• 2008→2024 swing: -18.6pp toward R · 2008: -45.8pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+57.7 2016: R+55.5 2012: R+46.9 2008: R+45.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.47%
• Current HPI: 156.5471
• 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

-70.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $18,000 VMLS
• 2004-11-04 Sold (Public Records) $60,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $111 · +0.0% YoY. Source: county tax records.