17495 Al-25 Hwy · Greensboro, AL 36744

$145,000

4 bd · 2.0 ba · 2,274 sqft · SingleFamily · 101 Days on market

Built 1993 Average condition 0.40 ac lot $64/sqft · 22% below area Est $187k · 22% under ↓ 2% since listing

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Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Appreciation +8.6/10.0
• DSCR +4.3/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Spacious home, equipped with a few updates, including a gas water heater, windows, gutters, flooring, a fenced in yard and a vapor barrier in the crawlspace to prevent moisture intrusion. The owner has added on a master suite with an additional den, laundry room, and a full bathroom to the original floor plan. On the exterior, you will find three new covered porches, one being attached to the master suite, as well as a security system, two sheds, a carport. The yard is completely fenced with gated access for your vehicle, multiple fruit trees, plants and very well kept by the owner. Schedule to see this home today!

Key facts

• Metal roof
• Gas water heater
• Large lot

Tags

• LARGE LOT
• THREE COVERED PORCHES
• METAL ROOF
• GAS WATER HEATER
• FENCED IN YARD
• MULTIPLE FRUIT TREES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $145k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $26 ($308/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (10.3% below list).
• Recommended offer: $130k (10.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#106 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A-; Watch: schools F, amenities F, commute F.
• Hale County (rural): math 6% / reading 31% proficiency, ranked #109 of 129 in AL (top 84%) — 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: 36 active listings in the ZIP; 11 units permitted in Hale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (7.2% local appreciation)).
• Hale County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Recommended offer $130,093 (10.3% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $186,659
• List price: $145,000
• Delta: -22.32%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

7.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.32×
• Total profit: $53,758
• Equity at exit: $102,045

10-year hold

• IRR: 17.8%
• Equity multiple: 4.82×
• Total profit: $154,936
• Equity at exit: $195,271

Cash invested: $40,600 (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 36744

• Home prices YoY: 4.9%
• Active inventory: 36
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,301 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $26

Break-even live

Break-even rent $1,268

Max offer price $145,000

Occupancy floor 93%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $145,000 Active 101 DOM
2. 2026-06-18
   days on market $145,000 Active 100 DOM
3. 2026-06-17
   days on market $145,000 Active 99 DOM
4. 2026-06-16
   days on market $145,000 Active 98 DOM
5. 2026-06-15
   days on market $145,000 Active 97 DOM
6. 2026-06-14
   days on market $145,000 Active 95 DOM
7. 2026-06-12
   days on market $145,000 Active 94 DOM
8. 2026-06-09
   days on market $145,000 Active 91 DOM
9. 2026-06-08
   days on market $145,000 Active 90 DOM
10. 2026-06-07
    days on market $145,000 Active 89 DOM
11. 2026-06-07
    pricedays on market $145,000 Active 88 DOM
12. 2026-06-04
    days on market $162,000 Active 85 DOM
13. 2026-06-02
    days on market $162,000 Active 84 DOM
14. 2026-06-01
    days on market $162,000 Active 83 DOM
15. 2026-05-31
    days on market $162,000 Active 82 DOM
16. 2026-05-31
    days on market $162,000 Active 81 DOM
17. 2026-04-15
    price $162,000 622-char remark

    Show marketing remark (622 chars)

    Spacious home, equipped with a few updates, including a gas water heater, windows, gutters, flooring, a fenced in yard and a vapor barrier in the crawlspace to prevent moisture intrusion. The owner has added on a master suite with an additional den, laundry room, and a full bathroom to the original floor plan. On the exterior, you will find three new covered porches, one being attached to the master suite, as well as a security system, two sheds, a carport. The yard is completely fenced with gated access for your vehicle, multiple fruit trees, plants and very well kept by the owner. Schedule to see this home today!

18. 2026-03-10
    listed $165,000 Active 622-char remark

    Show marketing remark (622 chars)

    Spacious home, equipped with a few updates, including a gas water heater, windows, gutters, flooring, a fenced in yard and a vapor barrier in the crawlspace to prevent moisture intrusion. The owner has added on a master suite with an additional den, laundry room, and a full bathroom to the original floor plan. On the exterior, you will find three new covered porches, one being attached to the master suite, as well as a security system, two sheds, a carport. The yard is completely fenced with gated access for your vehicle, multiple fruit trees, plants and very well kept by the owner. Schedule to see this home today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $15,611
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$4,218
• Taxable loss: −$2,127
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $819/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

The home is in average condition with moderate repairs needed in the kitchen and bathrooms. Upgrading these areas will significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement
• Moderate kitchen countertops — dated and in need of replacement

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers
• Resale update bathrooms — modernizing the bathrooms will attract more buyers
• Both landscaping and curb appeal — improving the landscaping and curb appeal will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
kitchen countertops · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers ↑
• Resale update bathrooms — modernizing the bathrooms will attract more buyers ↑
• Both landscaping and curb appeal — improving the landscaping and curb appeal will increase both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hale County
• NCES district ID: 0101710
• Math proficiency: 6% ▼ -26.00%
• Reading proficiency: 31% ▼ -3.00%
• Median HH income: $31,076
• Composite: 14.76/100
• National rank: #9391
• State rank: #109 of 129 in AL

Livability — Greensboro

• Score: 66/100
• State rank: #106
• US rank: #11741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,662

Population outlook (Hale County) Hauer SSP2

• Today (2025): 13,830 people
• By 2030: 13,032 · -5.8%
• By 2040: 11,487 · -16.9%
• By 2050: 10,091 · -27.0%
• By 2075: 7,930 · -42.7%
• By 2100: 6,595 · -52.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (63%)
• Race & ethnicity: Black 63% White 32% Two or more races 3%
• Common ancestry: Serbian 1% Slovak 1% Scotch-Irish 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hale

• 2024 margin: Lean D (+6.8) · D 53.1% · R 46.2%
• 2008→2024 swing: -14.8pp toward R · 2008: 21.7pp · 2024: 6.8pp
• All cycles: 2024: D+6.8 2020: D+18.9 2016: D+20.0 2012: D+25.4 2008: D+21.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.16%
• Current HPI: 153.454
• 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

-1.8% since first listed

2 events — show timeline

• 2026-04-15 Price Changed $162,000 WAMLS
• 2026-03-10 Listed $165,000 WAMLS