6242 Swann Rd · Mount Olive, AL 35117

$199,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 82 Days on market

Built 1945 1.20 ac lot $245/sqft · 39% above area Est $194k · at est.

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Why this score? — see what drove the F 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 +11.6/30.0
• ARV discount +6.1/15.0
• DSCR +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming fully remodeled home situated on a spacious 1.2-acre corner lot! This beautifully updated 3-bedroom, 2-bathroom home offers approximately 1,100 square feet of living space. The kitchen is complete with brand-new stainless steel appliances, updated cabinetry, and modern finishes. Both full bathrooms have been tastefully renovated, and the home features fresh updates throughout, making it truly move-in ready. Enjoy outdoor living on the inviting covered deck—perfect for relaxing or entertaining—while taking in the peaceful surroundings of your expansive property. The property also includes a charming old barn, offering great potential for storage, a workshop, or hobby space.

Key facts

• 1.2 acre lot
• Built 1945
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-63 ($-759/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (27.3% below list).
• Recommended offer: $145k (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#150 in AL) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Jefferson County (suburban): math 9% / reading 32% proficiency, ranked #104 of 129 in AL (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mount Olive Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 309 students, 39% FRL); Bragg Middle School (math 6% / reading 51%, grade F, #138 of 257 statewide, top 54%, 746 students, 53% FRL); Gardendale High School (math 21% / reading 28%, grade F, #118 of 305 statewide, top 45%, 1,047 students, 48% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: 65 active listings in the ZIP; 2,114 units permitted in Jefferson County in 2024 (556 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 $6k of value loss. Plan a longer hold.
• Jefferson County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $200k implies a 186% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,399 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.73% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (median comp): $194,028
• List price: $199,900
• Delta: 3.03%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-36,504
• Equity at exit: $29,806

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-37,309
• Equity at exit: $17,284

Cash invested: $55,972 (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 35117

• Home prices YoY: -19.9%
• Active inventory: 65
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,454 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$80 /mo · $964/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $-63

Break-even live

Break-even rent $1,534

Max offer price $188,724

Occupancy floor 99%

Sensitivity live

Price	-10% $50	-5% $-7	+0% $-63	+5% $-120	+10% $-176
Rent	-10% $-178	-5% $-121	+0% $-63	+5% $-6	+10% $52
Rate	-1.0pp $37	-0.5pp $-12	base $-63	+0.5pp $-115	+1.0pp $-168

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $199,900 Active 82 DOM
2. 2026-06-18
   days on market $199,900 Active 79 DOM
3. 2026-06-17
   days on market $199,900 Active 78 DOM
4. 2026-06-16
   days on market $199,900 Active 77 DOM
5. 2026-06-15
   days on market $199,900 Active 76 DOM
6. 2026-06-13
   days on market $199,900 Active 74 DOM
7. 2026-06-10
   days on market $199,900 Active 71 DOM
8. 2026-06-09
   days on market $199,900 Active 70 DOM
9. 2026-06-08
   days on market $199,900 Active 69 DOM
10. 2026-06-07
    days on market $199,900 Active 68 DOM
11. 2026-06-03
    days on market $199,900 Active 64 DOM
12. 2026-06-02
    days on market $199,900 Active 63 DOM
13. 2026-06-01
    days on market $199,900 Active 62 DOM
14. 2026-05-31
    days on market $199,900 Active 61 DOM
15. 2026-05-12
    historical Contingent 702-char remark

    Show marketing remark (702 chars)

    Charming fully remodeled home situated on a spacious 1.2-acre corner lot! This beautifully updated 3-bedroom, 2-bathroom home offers approximately 1,100 square feet of living space. The kitchen is complete with brand-new stainless steel appliances, updated cabinetry, and modern finishes. Both full bathrooms have been tastefully renovated, and the home features fresh updates throughout, making it truly move-in ready. Enjoy outdoor living on the inviting covered deck—perfect for relaxing or entertaining—while taking in the peaceful surroundings of your expansive property. The property also includes a charming old barn, offering great potential for storage, a workshop, or hobby space.

16. 2026-03-31
    listed $199,900 Active 702-char remark

    Show marketing remark (702 chars)

    Charming fully remodeled home situated on a spacious 1.2-acre corner lot! This beautifully updated 3-bedroom, 2-bathroom home offers approximately 1,100 square feet of living space. The kitchen is complete with brand-new stainless steel appliances, updated cabinetry, and modern finishes. Both full bathrooms have been tastefully renovated, and the home features fresh updates throughout, making it truly move-in ready. Enjoy outdoor living on the inviting covered deck—perfect for relaxing or entertaining—while taking in the peaceful surroundings of your expansive property. The property also includes a charming old barn, offering great potential for storage, a workshop, or hobby space.

17. 2026-03-24
    historical $199,900 702-char remark

    Show marketing remark (702 chars)

    Charming fully remodeled home situated on a spacious 1.2-acre corner lot! This beautifully updated 3-bedroom, 2-bathroom home offers approximately 1,100 square feet of living space. The kitchen is complete with brand-new stainless steel appliances, updated cabinetry, and modern finishes. Both full bathrooms have been tastefully renovated, and the home features fresh updates throughout, making it truly move-in ready. Enjoy outdoor living on the inviting covered deck—perfect for relaxing or entertaining—while taking in the peaceful surroundings of your expansive property. The property also includes a charming old barn, offering great potential for storage, a workshop, or hobby space.

18. 2025-08-26
    soldstatus $70,000
19. 1997-07-21
    soldstatus $61,900
20. 1981-06-23
    soldstatus $27,000

ⓘ 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: $964 · $80/mo
• Projected year-2 tax: $964 · $80/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) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,448
• − Mortgage interest: −$11,198
• − Property taxes: −$964
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$5,815
• Taxable loss: −$4,320
• Est. tax savings @ 24.0%: +$1,037
• After-tax cash flow: $278/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: Jefferson County
• NCES district ID: 0101920
• Math proficiency: 9% ▼ -24.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $51,712
• Composite: 18.4/100
• National rank: #8937
• State rank: #104 of 129 in AL

Livability — Mount Olive

• Score: 64/100
• State rank: #150
• US rank: #13778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Olive, AL
• Population (ZIP): 5,091

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 669,185 people
• By 2030: 669,694 · +0.1%
• By 2040: 661,388 · -1.2%
• By 2050: 643,086 · -3.9%
• By 2075: 577,267 · -13.7%
• By 2100: 474,758 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 9% Hispanic / Latino 5% Two or more races 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Slovak 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 5% Korean 1%

Political lean MEDSL · Jefferson

• 2024 margin: D (+10.4) · D 54.6% · R 44.2% · Other 1.2%
• 2008→2024 swing: +5.4pp toward D · 2008: 5.1pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+13.2 2016: D+7.2 2012: D+6.0 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.36%
• Current HPI: 207.071
• 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

+640.4% since first listed

6 events — show timeline

• 2026-05-12 Contingent — Greater Alabama MLS
• 2026-03-31 Listed $199,900 Greater Alabama MLS
• 2026-03-24 Coming Soon $199,900 Greater Alabama MLS
• 2025-08-26 Sold (Public Records) $70,000 Public Records
• 1997-07-21 Sold (Public Records) $61,900 Public Records
• 1981-06-23 Sold (Public Records) $27,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $964 · +0.0% YoY. Source: county tax records.