17245 County Road 37 Hwy S · Fort Deposit, AL 36047

$95,000

4 bd · 1.0 ba · 1,426 sqft · SingleFamily public records · 317 Days on market

Built 1972 7.30 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

OWN 7.3 acres of land in Lowdnes County near Calhoun School that is available for purchase! There is a home that that can be rebuilt or torn down on the LAND to build your BRAND NEW HOME or place some manufactured/mobile homes on the property! Plenty of room and space on this property, so hurry and make your appointment to see this one before it goes at a GREAT price! Home and land sold as is!

Key facts

• Calhoun school
• 7.3 acres of land
• 7.3 acre lot

Tags

• 7.3 ACRES OF LAND
• CALHOUN SCHOOL

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#428 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Lowndes County (rural): math 22% / reading 21% proficiency, ranked #124 of 133 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($657 loan paydown + $1k appreciation (1.6% local appreciation)).
• Lowndes County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.6% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 317 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 317 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 1972 — 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. 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: 1.29% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.7%
• Equity multiple: 2.14×
• Total profit: $30,377
• Equity at exit: $35,159

10-year hold

• IRR: 24.1%
• Equity multiple: 4.04×
• Total profit: $80,931
• Equity at exit: $48,910

Cash invested: $26,600 (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 36047

• Home prices YoY: 1.3%
• Active inventory: 7
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $409

Break-even live

Break-even rent $706

Max offer price $95,000

Occupancy floor 62%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 317 DOM
2. 2026-06-17
   days on market $95,000 Active 316 DOM
3. 2026-06-16
   days on market $95,000 Active 315 DOM
4. 2026-06-15
   days on market $95,000 Active 314 DOM
5. 2026-06-14
   days on market $95,000 Active 312 DOM
6. 2026-06-13
   days on market $95,000 Active 311 DOM
7. 2026-06-10
   days on market $95,000 Active 309 DOM
8. 2026-06-09
   days on market $95,000 Active 308 DOM
9. 2026-06-08
   days on market $95,000 Active 307 DOM
10. 2026-06-07
    days on market $95,000 Active 306 DOM
11. 2026-06-03
    days on market $95,000 Active 302 DOM
12. 2026-06-03
    days on market $95,000 Active 301 DOM
13. 2026-06-01
    days on market $95,000 Active 300 DOM
14. 2026-05-31
    days on market $95,000 Active 299 DOM
15. 2026-05-30
    days on market $95,000 Active 298 DOM
16. 2025-08-04
    listed $95,000 Active 396-char remark

    Show marketing remark (396 chars)

    OWN 7.3 acres of land in Lowdnes County near Calhoun School that is available for purchase! There is a home that that can be rebuilt or torn down on the LAND to build your BRAND NEW HOME or place some manufactured/mobile homes on the property! Plenty of room and space on this property, so hurry and make your appointment to see this one before it goes at a GREAT price! Home and land sold as is!

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: +$147/yr (+$12/mo · 60.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,696
• − Mortgage interest: −$5,321
• − Property taxes: −$243
• − Insurance: −$475
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,764
• Taxable income: $3,541
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $4,064/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: Lowndes County
• NCES district ID: 0102160
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 21% ▲ 1.00%
• Median HH income: $28,508
• Composite: 20.29/100
• National rank: #13821
• State rank: #124 of 133 in AL

Livability — Fort Deposit

• Score: 55/100
• State rank: #428
• US rank: #23190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,358
• Population (ZIP): 1,248

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 8,899 people
• By 2030: 8,133 · -8.6%
• By 2040: 6,789 · -23.7%
• By 2050: 5,785 · -35.0%
• By 2075: 4,745 · -46.7%
• By 2100: 4,957 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (63%)
• Race & ethnicity: White 63% Black 37%
• Common ancestry: Lithuanian 3% Portuguese 3%

Political lean MEDSL · Lowndes

• 2024 margin: Solid D (+37.3) · D 68.4% · R 31.1%
• 2008→2024 swing: -12.7pp toward R · 2008: 50.0pp · 2024: 37.3pp
• All cycles: 2024: D+37.3 2020: D+45.9 2016: D+46.9 2012: D+53.1 2008: D+50.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.55%
• Current HPI: 122.3174
• 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

1 event — show timeline

• 2025-08-04 Listed $95,000 MAAR

Property tax history

+3.4%/yr

Latest (2025): $243 · +0.0% YoY. Source: county tax records.