810 Peachtree St · Roanoke, AL 36274

$65,000

3 bd · 1.0 ba · 1,302 sqft · SingleFamily public records · 58 Days on market

Built 1945 0.45 ac lot $50/sqft · 51% below area

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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
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE- IN READY!!!!! This three bedroom one bathroom ranch home features a spacious living room with new hardwood floors throughout home, kitchen with plenty of cabinet and counter space with all appliances including refrigerator, stove/oven, and dishwasher, separate laundry room, central heat and air and freshly painted rooms. Outside features a screened in front porch, a two-car carport, and a storage building. Property located in a very convenient location. Just Reduced!!! $49,900

Key facts

• Well-sized kitchen
• Ample natural light
• Spacious living area

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREA
• WELL-SIZED KITCHEN
• AMPLE NATURAL LIGHT

Property features AI

Finance

• Other: Lot size about 0.45 acres
• Financial info: Down payment assistance available

Exterior

• Parking: Attached parking; One carport space
• Utilities: Public water; Connected sewer; Electric water heater; Underground utilities; Internet service availability unknown
• Home design: Existing construction; Siding: vinyl; Crawl space foundation
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Screened porch; Screened patio; Garden/patio present; Patio noted as screened; No pool; No waterfront

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Refrigerator included
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Hardwood flooring; Tile flooring
• Bathrooms: One full bathroom with garden tub
• Heating & cooling: Central heating; Central cooling
• Interior features: Ceilings noted as other (see remarks); No attic; Living area reported per tax records
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level (laundry space: other — see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.5% in Roanoke — 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 56/100 on livability (#405 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Roanoke City (town): math 16% / reading 41% proficiency, ranked #78 of 129 in AL (top 60%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Knight Enloe Elementary School (math 37% / reading 52%, grade F, #171 of 627 statewide, top 31%, 487 students, 54% FRL); Handley High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 457 students, 52% FRL).
• Market conditions: 80 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $34k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1945 — 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: 1.62% ✓
• Cap rate: 14.45%
• Cash-on-cash: 29.14%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (median comp): $133,996
• List price: $65,000
• Delta: -51.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
627 Stone Ave	0.46mi	3/2.0	1,312 (+1%)	12mo	$155,000	$118	63
137 Price St	0.48mi	2/2.0 (-1)	1,408 (+8%)	1mo	$35,000	$25	54
719 Mickle St	0.65mi	3/1.0	1,218 (-6%)	10mo	$168,000	$138	51
271 Lamont St	0.40mi	2/1.0 (-1)	1,140 (-12%)	13mo	$10,000	$9	45
231 College St	0.68mi	3/2.0	1,192 (-8%)	8mo	$160,000	$134	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 1.97×
• Total profit: $17,598
• Equity at exit: $9,692

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $51,485
• Equity at exit: $5,620

Cash invested: $18,200 (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 36274

• Home prices YoY: -7.9%
• Active inventory: 80
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $238/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $442

Break-even live

Break-even rent $491

Max offer price $65,000

Occupancy floor 53%

Sensitivity live

Price	-10% $479	-5% $460	+0% $442	+5% $424	+10% $405
Rent	-10% $359	-5% $401	+0% $442	+5% $484	+10% $525
Rate	-1.0pp $475	-0.5pp $459	base $442	+0.5pp $425	+1.0pp $408

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $65,000 Active 58 DOM
2. 2026-06-19
   days on market $65,000 Active 56 DOM
3. 2026-06-18
   days on market $65,000 Active 55 DOM
4. 2026-06-17
   days on market $65,000 Active 54 DOM
5. 2026-06-16
   days on market $65,000 Active 53 DOM
6. 2026-06-15
   days on market $65,000 Active 52 DOM
7. 2026-06-14
   days on market $65,000 Active 50 DOM
8. 2026-06-12
   days on market $65,000 Active 49 DOM
9. 2026-06-09
   days on market $65,000 Active 46 DOM
10. 2026-06-08
    days on market $65,000 Active 45 DOM
11. 2026-06-07
    days on market $65,000 Active 44 DOM
12. 2026-06-05
    days on market $65,000 Active 42 DOM
13. 2026-06-04
    days on market $65,000 Active 40 DOM
14. 2026-06-02
    days on market $65,000 Active 39 DOM
15. 2026-06-01
    days on market $65,000 Active 38 DOM
16. 2026-05-31
    days on market $65,000 Active 37 DOM
17. 2026-05-31
    days on market $65,000 Active 36 DOM
18. 2026-05-12
    price $85,000 409-char remark
19. 2026-04-24
    listed $99,000 Active 409-char remark
20. 2016-03-04
    soldstatus $47,700 Sold 488-char remark

    Show marketing remark (488 chars)

    MOVE- IN READY!!!!! This three bedroom one bathroom ranch home features a spacious living room with new hardwood floors throughout home, kitchen with plenty of cabinet and counter space with all appliances including refrigerator, stove/oven, and dishwasher, separate laundry room, central heat and air and freshly painted rooms. Outside features a screened in front porch, a two-car carport, and a storage building. Property located in a very convenient location. Just Reduced!!! $49,900

21. 2016-03-04
    soldstatus $47,700

    Show marketing remark (488 chars)

    MOVE- IN READY!!!!! This three bedroom one bathroom ranch home features a spacious living room with new hardwood floors throughout home, kitchen with plenty of cabinet and counter space with all appliances including refrigerator, stove/oven, and dishwasher, separate laundry room, central heat and air and freshly painted rooms. Outside features a screened in front porch, a two-car carport, and a storage building. Property located in a very convenient location. Just Reduced!!! $49,900

22. 2016-01-13
    price $49,900 488-char remark

    Show marketing remark (488 chars)

    MOVE- IN READY!!!!! This three bedroom one bathroom ranch home features a spacious living room with new hardwood floors throughout home, kitchen with plenty of cabinet and counter space with all appliances including refrigerator, stove/oven, and dishwasher, separate laundry room, central heat and air and freshly painted rooms. Outside features a screened in front porch, a two-car carport, and a storage building. Property located in a very convenient location. Just Reduced!!! $49,900

23. 2015-10-30
    listed $59,900 Active 488-char remark

    Show marketing remark (488 chars)

    MOVE- IN READY!!!!! This three bedroom one bathroom ranch home features a spacious living room with new hardwood floors throughout home, kitchen with plenty of cabinet and counter space with all appliances including refrigerator, stove/oven, and dishwasher, separate laundry room, central heat and air and freshly painted rooms. Outside features a screened in front porch, a two-car carport, and a storage building. Property located in a very convenient location. Just Reduced!!! $49,900

ⓘ 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: $238 · $20/mo
• Projected year-2 tax: $266 · $22/mo
• Expected delta: +$29/yr (+$2/mo · 12.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,604
• − Mortgage interest: −$3,641
• − Property taxes: −$238
• − Insurance: −$325
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,891
• Taxable income: $4,493
• Est. tax owed @ 24.0%: −$1,078
• After-tax cash flow: $4,226/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: Roanoke City
• NCES district ID: 0102850
• Math proficiency: 16% ▼ -19.00%
• Reading proficiency: 41% ▲ 6.00%
• Median HH income: $34,287
• Composite: 23.36/100
• National rank: #7906
• State rank: #78 of 129 in AL

Livability — Roanoke

• Score: 56/100
• State rank: #405
• US rank: #22530

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roanoke, AL
• Population (ZIP): 9,827

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,095 people
• By 2030: 21,500 · -2.7%
• By 2040: 20,042 · -9.3%
• By 2050: 18,428 · -16.6%
• By 2075: 14,828 · -32.9%
• By 2100: 11,511 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+64.8) · D 17.3% · R 82.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+58.6 2016: R+53.4 2012: R+39.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.15%
• Current HPI: 188.5223
• 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

+8.5% since first listed

8 events — show timeline

• 2026-05-28 Price Changed $65,000 Greater Alabama MLS
• 2026-05-20 Price Changed $75,000 Greater Alabama MLS
• 2026-05-12 Price Changed $85,000 Greater Alabama MLS
• 2026-04-24 Listed $99,000 Greater Alabama MLS
• 2016-03-04 Sold (Public Records) $47,700 Public Records
• 2016-03-04 Sold (MLS) $47,700 Greater Alabama MLS
• 2016-01-13 Price Changed $49,900 Greater Alabama MLS
• 2015-10-30 Listed $59,900 Greater Alabama MLS

Property tax history

+12.8%/yr

Latest (2024): $238 · +16.5% YoY. Source: county tax records.