1216 Joe Bruer · Level Plains, AL 36322

$175,000

4 bd · 2.0 ba · 1,577 sqft · SingleFamily · 7 Days on market

Built 1965 Good condition 4.00 ac lot Est $166k · 6% over

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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).

• Cash flow +17.9/30.0
• Appreciation +10.0/10.0
• DSCR +5.6/10.0
• ARV discount +4.9/15.0
• 1% rule +4.8/10.0
• Condition / age +3.8/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nestled on 4 acres in the heart of Level Plains, this 4-bedroom, 2 bath home offers the kind of space and potential that’s getting harder to find. Step inside to original hardwood floors and an open living, dining, and kitchen layout that feels welcoming and full of possibility. The all-weather room at the back of the home adds even more versatility—perfect for a sunroom, second living area, or peaceful retreat. Outside, you’ll find a solid block outbuilding with laundry and storage, giving you space to spread out and stay organized. With a little vision and love, this property could truly shine. Whether you're looking for a homestead, investment, or place to make your own—this one is worth a look.

Key facts

• Laundry and storage
• All weather room
• 4 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• ALL WEATHER ROOM
• SOLID BLOCK OUTBUILDING
• LAUNDRY AND STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $172k (1.9% below list).
• Recommended offer: $172k (1.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#438 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: health & safety D, crime F, amenities F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Daleville Middle School (math 7% / reading 39%, grade F, #176 of 257 statewide, top 70%, 361 students, 72% FRL); Daleville High School (math 2% / reading 22%, grade F, #238 of 305 statewide, top 79%, 294 students, 60% FRL) — zoned schools at 66% FRL track the district average.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $171,633 (1.9% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.98% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $165,585
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1216 Joe Bruer	0.00mi	4/2.0	1,577 (0%)	0mo	$165,000	$105	100

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $104,667
• Equity at exit: $157,654

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $300,941
• Equity at exit: $339,987

Cash invested: $49,000 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,716 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $147

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 86%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
469 Madison Ave Enterprise, AL	4.0	3.0	2130	$2,500	$1.17	43d	1	1.25mi

Listing history 4 events

1. 2026-05-05
   status Pending 731-char remark

   Show marketing remark (731 chars)

   Nestled on 4 acres in the heart of Level Plains, this 4-bedroom, 2 bath home offers the kind of space and potential that’s getting harder to find. Step inside to original hardwood floors and an open living, dining, and kitchen layout that feels welcoming and full of possibility. The all-weather room at the back of the home adds even more versatility—perfect for a sunroom, second living area, or peaceful retreat. Outside, you’ll find a solid block outbuilding with laundry and storage, giving you space to spread out and stay organized. With a little vision and love, this property could truly shine. Whether you're looking for a homestead, investment, or place to make your own—this one is worth a look.

2. 2026-04-16
   status Pending
3. 2026-04-09
   listed $175,000 Active
4. 2026-04-08
   listed $175,000 Active 731-char remark

   Show marketing remark (731 chars)

   Nestled on 4 acres in the heart of Level Plains, this 4-bedroom, 2 bath home offers the kind of space and potential that’s getting harder to find. Step inside to original hardwood floors and an open living, dining, and kitchen layout that feels welcoming and full of possibility. The all-weather room at the back of the home adds even more versatility—perfect for a sunroom, second living area, or peaceful retreat. Outside, you’ll find a solid block outbuilding with laundry and storage, giving you space to spread out and stay organized. With a little vision and love, this property could truly shine. Whether you're looking for a homestead, investment, or place to make your own—this one is worth a look.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,596
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,091
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $2,021/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

Good 75/100 Cosmetic rehab

This 4-bedroom, 2-bath home offers a good condition with modern updates and a solid structure. It's ready for a fresh coat of paint and some minor maintenance to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace gutters — Improves drainage and property 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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Level Plains

• Score: 55/100
• State rank: #438
• US rank: #23383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Level Plains, AL
• County: Dale County · 7,959 people
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-05 Pending — WBR
• 2026-04-16 Pending — SAMLS
• 2026-04-09 Listed $175,000 SAMLS
• 2026-04-08 Listed $175,000 WBR