140 Larkin Rd · Elba, AL 36323

$50,000

4 bd · 2.0 ba · 1,416 sqft · SingleFamily · 178 Days on market

Built 1945 0.41 ac lot $35/sqft · 60% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Here is your chance at a piece of property the house if you had the time could be remodeled or just tear it down and build something else. This is priced to move . Buyer/Buyers Agent to satisfy themselves to all pertinent information regarding the property, including the zoning.

Key facts

• 0.41 acre lot
• Built 1945
• Listed 177 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 2.8% in Elba — 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 (#322 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Elba City (rural): math 13% / reading 34% proficiency, ranked #102 of 129 in AL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (4.0% local appreciation)).
• At projected returns (4.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask is 350% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 178 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 1945 — 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 F-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: 2.15% ✓
• Cap rate: 19.57%
• Cash-on-cash: 47.42%
• DSCR: 3.11
• GRM: 3.9

CMA / ARV

• ARV (median comp): $126,244
• List price: $50,000
• Delta: -60.39%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2351 Hickman Ave	0.46mi	3/1.0 (-1)	1,395 (-2%)	14mo	$70,555	$51	55

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

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 53.9%
• Equity multiple: 4.14×
• Total profit: $44,020
• Equity at exit: $25,440

10-year hold

• IRR: 52.6%
• Equity multiple: 8.43×
• Total profit: $104,032
• Equity at exit: $41,680

Cash invested: $14,000 (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 36323

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$12 /mo · $139/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $553

Break-even live

Break-even rent $373

Max offer price $50,000

Occupancy floor 43%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $50,000 Active 178 DOM
2. 2026-06-18
   days on market $50,000 Active 177 DOM
3. 2026-06-17
   days on market $50,000 Active 176 DOM
4. 2026-06-16
   days on market $50,000 Active 175 DOM
5. 2026-06-15
   days on market $50,000 Active 174 DOM
6. 2026-06-14
   days on market $50,000 Active 172 DOM
7. 2026-06-12
   days on market $50,000 Active 171 DOM
8. 2026-06-09
   days on market $50,000 Active 168 DOM
9. 2026-06-08
   days on market $50,000 Active 167 DOM
10. 2026-06-07
    days on market $50,000 Active 166 DOM
11. 2026-06-07
    days on market $50,000 Active 165 DOM
12. 2026-06-04
    days on market $50,000 Active 162 DOM
13. 2026-06-02
    days on market $50,000 Active 161 DOM
14. 2026-06-01
    days on market $50,000 Active 160 DOM
15. 2026-05-31
    days on market $50,000 Active 159 DOM
16. 2026-05-31
    days on market $50,000 Active 158 DOM
17. 2026-04-23
    listed $11,111 Active
18. 2025-12-23
    listed $50,000 Active 280-char remark

    Show marketing remark (280 chars)

    Here is your chance at a piece of property the house if you had the time could be remodeled or just tear it down and build something else. This is priced to move . Buyer/Buyers Agent to satisfy themselves to all pertinent information regarding the property, including the zoning.

19. 2024-07-17
    listed $50,000 Active

ⓘ 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: $139 · $12/mo
• Projected year-2 tax: $205 · $17/mo
• Expected delta: +$66/yr (+$6/mo · 47.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,878
• − Mortgage interest: −$2,801
• − Property taxes: −$139
• − Insurance: −$250
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$1,455
• Taxable income: $6,173
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,157/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: Elba City
• NCES district ID: 0101260
• Math proficiency: 13% ▼ -29.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $33,062
• Composite: 19.11/100
• National rank: #8836
• State rank: #102 of 129 in AL

Livability — Elba

• Score: 59/100
• State rank: #322
• US rank: #19856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elba, AL
• City population: 8,033
• Population (ZIP): 8,033

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 53,133 people
• By 2030: 53,832 · +1.3%
• By 2040: 54,504 · +2.6%
• By 2050: 54,289 · +2.2%
• By 2075: 51,175 · -3.7%
• By 2100: 46,793 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -9.0pp toward R · 2008: -48.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.1 2016: R+56.7 2012: R+49.4 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 150.5884
• 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

-77.8% since first listed

3 events — show timeline

• 2026-04-23 Listed $11,111 WBR
• 2025-12-23 Listed $50,000 WBR
• 2024-07-17 Listed $50,000 WBR

Property tax history

-2.5%/yr

Latest (2025): $139 · +5.2% YoY. Source: county tax records.