301 Broughton Ave · Andalusia, AL 36420

$90,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 34 Days on market

Built 1956 Est $117k · 23% under

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Why this score? — see what drove the A- 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +8.4/10.0
• 1% rule +7.3/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Selling AS-IS, no owner financing. If you & acirc; & euro; & trade; re looking for home that & acirc; & euro; & trade; s a fixer upper this is the one for you! This home is located at 301 Broughton Ave, Andalusia, AL 36420. This property was built in 1956. 301 Broughton Ave is a home located in Covington County with nearby schools including Andalusia Elementary School, Andalusia Middle School, and Andalusia High School. Fireplace works amazing, fenced in yard. Right around the corner from the new Robinson Park. Comes with the shed. Brand new bathroom remodeled in 2022. New carpet in one of the rooms redone in 2021, all other rooms has hardwood flooring. Kitchen floor

Key facts

• Hardwood flooring
• Brand new tin roof
• New carpet

Tags

• FENCED IN YARD
• BRAND NEW BATHROOM REMODELED
• NEW CARPET
• HARDWOOD FLOORING
• CONCRETE FLOORING IN SUN ROOM
• BRAND NEW TIN ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.1% in Andalusia — 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 65/100 on livability (#142 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Andalusia City (town): math 29% / reading 48% proficiency, ranked #35 of 129 in AL (top 27%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($622 loan paydown + $6k appreciation (6.8% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $46k; list at $90k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. 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?
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: 1.23% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.85%
• DSCR: 1.66
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $117,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Church St	0.26mi	3/2.0	1,509 (+2%)	9mo	$215,000	$142	74
208 Mcgowin St	0.35mi	4/1.0 (+1)	1,440 (-3%)	2mo	$90,000	$63	72
207 Robinson Ave	0.12mi	3/2.0	1,660 (+12%)	2mo	$130,500	$79	69
606 Mclendon Ave	0.32mi	3/1.0	1,368 (-8%)	9mo	$40,000	$29	64
308 Woodruff St	0.57mi	3/2.0	1,460 (-2%)	5mo	$102,000	$70	63
409 Church St	0.27mi	3/2.0	1,304 (-12%)	9mo	$215,000	$165	56
230 Baisden St	0.51mi	3/1.0	1,344 (-9%)	7mo	$47,500	$35	54
226 Barton St	0.47mi	3/2.0	1,326 (-11%)	3mo	$33,000	$25	54
400 Dunson St	0.31mi	3/2.0	1,675 (+13%)	8mo	$147,000	$88	54
603 South Three Notch	0.66mi	2/2.0 (-1)	1,423 (-4%)	13mo	$135,000	$95	43
718 South Three Notch St	0.69mi	3/2.0	1,269 (-14%)	2mo	$145,000	$114	38
429 Pugh St	0.64mi	3/2.0	1,688 (+14%)	7mo	$125,000	$74	37

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

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 2.99×
• Total profit: $50,217
• Equity at exit: $61,246

10-year hold

• IRR: 26.8%
• Equity multiple: 6.21×
• Total profit: $131,186
• Equity at exit: $115,338

Cash invested: $25,200 (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 36420

• Home prices YoY: 2.9%
• Active inventory: 87
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$57 /mo · $681/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $312

Break-even live

Break-even rent $717

Max offer price $90,000

Occupancy floor 67%

Sensitivity live

Price	-10% $363	-5% $337	+0% $312	+5% $286	+10% $261
Rent	-10% $224	-5% $268	+0% $312	+5% $356	+10% $400
Rate	-1.0pp $357	-0.5pp $335	base $312	+0.5pp $289	+1.0pp $265

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $90,000 Active 34 DOM
2. 2026-06-19
   days on market $90,000 Active 32 DOM
3. 2026-06-18
   days on market $90,000 Active 31 DOM
4. 2026-06-17
   days on market $90,000 Active 30 DOM
5. 2026-06-16
   days on market $90,000 Active 29 DOM
6. 2026-06-15
   days on market $90,000 Active 28 DOM
7. 2026-06-14
   days on market $90,000 Active 26 DOM
8. 2026-06-12
   days on market $90,000 Active 25 DOM
9. 2026-06-09
   days on market $90,000 Active 22 DOM
10. 2026-06-08
    days on market $90,000 Active 21 DOM
11. 2026-06-07
    days on market $90,000 Active 20 DOM
12. 2026-06-07
    days on market $90,000 Active 19 DOM
13. 2026-06-04
    days on market $90,000 Active 16 DOM
14. 2026-06-02
    days on market $90,000 Active 15 DOM
15. 2026-06-01
    days on market $90,000 Active 14 DOM
16. 2026-05-31
    days on market $90,000 Active 13 DOM
17. 2026-05-31
    days on market $90,000 Active 12 DOM
18. 2026-05-18
    listed $90,000 Active
19. 2021-12-02
    soldstatus $46,000
20. 2016-09-27
    soldstatus $42,200

ⓘ 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: $681 · $57/mo
• Projected year-2 tax: $681 · $57/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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: $13,337
• − Mortgage interest: −$5,041
• − Property taxes: −$681
• − Insurance: −$450
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$2,618
• Taxable income: $2,413
• Est. tax owed @ 24.0%: −$579
• After-tax cash flow: $3,163/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: Andalusia City
• NCES district ID: 0100060
• Math proficiency: 29% ▼ -19.00%
• Reading proficiency: 48% ▼ -1.00%
• Median HH income: $32,645
• Composite: 31.52/100
• National rank: #5964
• State rank: #35 of 129 in AL

Livability — Andalusia

• Score: 65/100
• State rank: #142
• US rank: #13465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Andalusia, AL
• City population: 9,861
• Population (ZIP): 10,358

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 13% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.81%
• Current HPI: 239.35
• 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

+113.3% since first listed

3 events — show timeline

• 2026-05-18 Listed $90,000 FSBO.com
• 2021-12-02 Sold (Public Records) $46,000 Public Records
• 2016-09-27 Sold (Public Records) $42,200 Public Records

Property tax history

+3.3%/yr

Latest (2025): $681 · +159.2% YoY. Source: county tax records.