1565 County Road 61 · Roanoke, AL 36274

$75,000

3 bd · 2.0 ba · 1,650 sqft · SingleFamily public records · 249 Days on market

Built 1936 3.00 ac lot $45/sqft · 49% below area Est $147k · 49% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3 bed, 2 bath fixer upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS

Key facts

• Metal roof
• Outbuilding
• 10 mins from roanoke

Tags

• VINYL SIDING
• METAL ROOF
• BASEMENT
• OUTBUILDING
• 10 MINS FROM ROANOKE
• LAKE WEDOWEE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 2.5% in Roanoke — 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 56/100 on livability (#405 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Randolph County (rural): math 11% / reading 38% proficiency, ranked #96 of 129 in AL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -17% 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.49% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.21%
• DSCR: 2.12
• GRM: 5.6

CMA / ARV

• ARV (median comp): $147,190
• List price: $75,000
• Delta: -49.05%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 1.76×
• Total profit: $15,908
• Equity at exit: $11,183

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $49,897
• Equity at exit: $6,485

Cash invested: $21,000 (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 36274

• Home prices YoY: -7.9%
• Active inventory: 78
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$15 /mo · $174/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $441

Break-even live

Break-even rent $556

Max offer price $75,000

Occupancy floor 55%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $75,000 Active 249 DOM
2. 2026-06-18
   days on market $75,000 Active 248 DOM
3. 2026-06-17
   days on market $75,000 Active 247 DOM
4. 2026-06-16
   days on market $75,000 Active 246 DOM
5. 2026-06-15
   days on market $75,000 Active 245 DOM
6. 2026-06-14
   days on market $75,000 Active 243 DOM
7. 2026-06-12
   days on market $75,000 Active 242 DOM
8. 2026-06-09
   days on market $75,000 Active 239 DOM
9. 2026-06-08
   days on market $75,000 Active 238 DOM
10. 2026-06-07
    days on market $75,000 Active 237 DOM
11. 2026-06-05
    days on market $75,000 Active 234 DOM
12. 2026-06-03
    days on market $75,000 Active 233 DOM
13. 2026-06-02
    days on market $75,000 Active 232 DOM
14. 2026-06-01
    days on market $75,000 Active 231 DOM
15. 2026-05-31
    days on market $75,000 Active 230 DOM
16. 2026-05-30
    days on market $75,000 Active 229 DOM
17. 2026-01-16
    price $75,000 311-char remark

    Show marketing remark (311 chars)

    Check out this 3 bed, 2 bath fixer upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS

18. 2026-01-15
    price $75,000 317-char remark

    Show marketing remark (317 chars)

    Check out this 3-bed, 2-bath fixer-upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS"

19. 2025-12-16
    status Back On Market 317-char remark

    Show marketing remark (311 chars)

    Check out this 3 bed, 2 bath fixer upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS

20. 2025-12-16
    status Active 311-char remark

    Show marketing remark (311 chars)

    Check out this 3 bed, 2 bath fixer upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS

21. 2025-12-13
    historical 311-char remark

    Show marketing remark (311 chars)

    Check out this 3 bed, 2 bath fixer upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS

22. 2025-12-12
    historical 317-char remark

    Show marketing remark (317 chars)

    Check out this 3-bed, 2-bath fixer-upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS"

23. 2025-10-10
    listed $85,000 Active 311-char remark

    Show marketing remark (311 chars)

    Check out this 3 bed, 2 bath fixer upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS

24. 2025-09-12
    status Back On Market 317-char remark

    Show marketing remark (317 chars)

    Check out this 3-bed, 2-bath fixer-upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS"

25. 2025-09-05
    historical 317-char remark

    Show marketing remark (317 chars)

    Check out this 3-bed, 2-bath fixer-upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS"

26. 2025-06-06
    listed $85,000 New 317-char remark

    Show marketing remark (317 chars)

    Check out this 3-bed, 2-bath fixer-upper on 3 acres! Low maintenance vinyl siding, metal roof, basement is perfect for a workshop or storage, and it has an outbuilding. You can use your imagination with this one and make this place your own! Located 10 mins from Roanoke and Lake Wedowee. Being sold "AS IS"

27. 2005-07-27
    soldstatus $60,000

ⓘ 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: $174 · $15/mo
• Projected year-2 tax: $308 · $26/mo
• Expected delta: +$133/yr (+$11/mo · 76.5%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $13,370
• − Mortgage interest: −$4,201
• − Property taxes: −$174
• − Insurance: −$375
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,182
• Taxable income: $4,298
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,261/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: Randolph County
• NCES district ID: 0102820
• Math proficiency: 11% ▼ -25.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $38,802
• Composite: 20.46/100
• National rank: #8575
• State rank: #96 of 129 in AL

Livability — Roanoke

• Score: 56/100
• State rank: #405
• US rank: #22530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,827

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,095 people
• By 2030: 21,500 · -2.7%
• By 2040: 20,042 · -9.3%
• By 2050: 18,428 · -16.6%
• By 2075: 14,828 · -32.9%
• By 2100: 11,511 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+64.8) · D 17.3% · R 82.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+58.6 2016: R+53.4 2012: R+39.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.15%
• Current HPI: 188.5223
• 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

+25.0% since first listed

11 events — show timeline

• 2026-01-16 Price Changed $75,000 Greater Alabama MLS
• 2026-01-15 Price Changed $75,000 GAMLS
• 2025-12-16 Relisted — GAMLS
• 2025-12-16 Relisted — Greater Alabama MLS
• 2025-12-13 Delisted — Greater Alabama MLS
• 2025-12-12 Listing Removed — GAMLS
• 2025-10-10 Listed $85,000 Greater Alabama MLS
• 2025-09-12 Relisted — GAMLS
• 2025-09-05 Listing Removed — GAMLS
• 2025-06-06 Listed $85,000 GAMLS
• 2005-07-27 Sold (Public Records) $60,000 Public Records

Property tax history

+4.2%/yr

Latest (2024): $174 · +10.1% YoY. Source: county tax records.