1089 Rabbit Trail Rd · Lexington, AL 38457

$69,900

4 bd · 2.0 ba · 2,309 sqft · SingleFamily · 57 Days on market

Built 1940 Poor condition 1.40 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Listing remarks

MOTIVATED SELLERS! Bring offers! Investor special with endless potential! This 4 bedroom, 2 bath spacious home sits on 1.5 acres near the state line. In need of repairs & updates, this property is ideal for flippers.

Key facts

• 1.4 acre lot
• Built 1940
• Listed 56 days

Property features AI

Exterior

• Parking: No covered parking indicated; No parking total indicated
• Utilities: Well water; Septic tank; Electricity available
• Home design: Single-family residence; One level; Residential property
• Construction: Vinyl siding; Existing structure (year built not specified)
• Exterior features: 1.5-acre lot

Interior

• Kitchen: No appliances listed
• Bedrooms: 4 bedrooms (all on main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Open basement: none; Carpet and laminate flooring
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 3.2% in Lexington — 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 71/100 on livability (#34 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lawrence County (rural): math 29% / reading 29% proficiency, ranked #67 of 139 in TN (top 48%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Lawrence Elementary (math 34% / reading 30%, grade F, #369 of 952 statewide, top 42%, 540 students, 0% FRL); Loretto High School (math 8% / reading 32%, grade F, #183 of 332 statewide, top 59%, 493 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 27 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($483 loan paydown + $3k appreciation (4.0% local appreciation)).
• Lawrence County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; moderate wind risk, 26% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.90% ✓
• Cap rate: 16.01%
• Cash-on-cash: 34.69%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 3.28×
• Total profit: $44,683
• Equity at exit: $35,381

10-year hold

• IRR: 37.8%
• Equity multiple: 6.58×
• Total profit: $109,213
• Equity at exit: $57,821

Cash invested: $19,572 (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 38457

• Home prices YoY: 3.6%
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $510

Break-even live

Break-even rent $682

Max offer price $69,900

Occupancy floor 57%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $69,900 Active 57 DOM
2. 2026-06-17
   days on market $69,900 Active 56 DOM
3. 2026-06-16
   days on market $69,900 Active 55 DOM
4. 2026-06-15
   days on market $69,900 Active 54 DOM
5. 2026-06-13
   days on market $69,900 Active 52 DOM
6. 2026-06-12
   days on market $69,900 Active 51 DOM
7. 2026-06-09
   days on market $69,900 Active 48 DOM
8. 2026-06-08
   days on market $69,900 Active 47 DOM
9. 2026-06-08
   days on market $69,900 Active 46 DOM
10. 2026-06-07
    days on market $69,900 Active 45 DOM
11. 2026-06-03
    days on market $69,900 Active 42 DOM
12. 2026-06-02
    days on market $69,900 Active 41 DOM
13. 2026-06-01
    days on market $69,900 Active 40 DOM
14. 2026-05-31
    days on market $69,900 Active 39 DOM
15. 2026-05-19
    status Active
16. 2026-05-08
    historical Active Under Contract
17. 2026-04-23
    listed $79,900 Active
18. 2026-04-22
    historical $79,900

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $15,931
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$2,033
• Taxable income: $5,369
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $4,834/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 · 4 photos

Poor 20/100 Extensive rehab

This home requires extensive repairs and updates, including a new roof, siding, HVAC unit, and landscaping, to become move-in ready and increase its value.

Repairs flagged

• Major roof — The blue tarps indicate significant damage that needs to be addressed.
• Major siding — The siding is weathered and in need of replacement or repainting.
• Major HVAC unit — The unit appears old and not functioning, requiring replacement or repair.
• Major interior walls — The walls are bare and the paint is old and chipped, requiring repainting or new walls.
• Major landscaping — The landscaping is sparse and overgrown, requiring significant work to improve curb appeal.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint can make a significant difference in the home's appearance and value.
• Rental Replacing the HVAC unit — A functioning HVAC system is crucial for rental properties and can attract tenants.
• Both Landscaping the yard — Improved landscaping can enhance curb appeal and attract both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The blue tarps indicate significant damage that needs to be addressed.	Major	$15,000–50,000
siding · The siding is weathered and in need of replacement or repainting.	Major	$15,000–50,000
HVAC unit · The unit appears old and not functioning, requiring replacement or repair.	Major	$15,000–50,000
interior walls · The walls are bare and the paint is old and chipped, requiring repainting or new walls.	Major	$15,000–50,000
landscaping · The landscaping is sparse and overgrown, requiring significant work to improve curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint can make a significant difference in the home's appearance and value. ↑
• Rental Replacing the HVAC unit — A functioning HVAC system is crucial for rental properties and can attract tenants. ↑
• Both Landscaping the yard — Improved landscaping can enhance curb appeal and attract both buyers and renters. ↑

ⓘ 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: Lawrence County
• NCES district ID: 4702340
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 29% ▼ -8.00%
• Median HH income: $37,613
• Composite: 24.2/100
• National rank: #7729
• State rank: #67 of 139 in TN

Livability — Lexington

• Score: 71/100
• State rank: #34
• US rank: #6638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,622
• Population (ZIP): 491

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 42,724 people
• By 2030: 42,627 · -0.2%
• By 2040: 42,144 · -1.4%
• By 2050: 40,800 · -4.5%
• By 2075: 36,643 · -14.2%
• By 2100: 29,193 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Serbian 4% Slovak 4% Lithuanian 3%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+69.1) · D 15.1% · R 84.1%
• 2008→2024 swing: -35.3pp toward R · 2008: -33.7pp · 2024: -69.1pp
• All cycles: 2024: R+69.1 2020: R+64.8 2016: R+61.3 2012: R+42.9 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.99%
• Current HPI: 114.4646
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Relisted — REALTRACS as Distributed by MLS Grid
• 2026-05-08 Contingent — REALTRACS as Distributed by MLS Grid
• 2026-04-23 Listed $79,900 REALTRACS as Distributed by MLS Grid
• 2026-04-22 Coming Soon $79,900 REALTRACS as Distributed by MLS Grid