11582 Adellum Dr · Andalusia, AL 36420

$77,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 74 Days on market

Built 1900 Average condition 0.60 ac lot $73/sqft · 43% below area Est $135k · 43% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• Appreciation +8.4/10.0
• 1% rule +7.0/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Lots of potential in a great location. This 3 bedroom home sits just outside the city limits of Andalusia. It offers a great layout and a private yard with mature trees as well as a back deck. The home is move in ready but offers great potential for someone wanting to make improvements. This home is part of a larger 6 SFH portfolio. It can be purchased alone or bundled with the other 5 properties.

Key facts

• Private yard
• Back deck
• Move in ready

Tags

• PRIVATE YARD
• MATURE TREES
• BACK DECK
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $77k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $77k).
• Recommended offer: $72k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — 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 $6k of equity ($532 loan paydown + $5k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, 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 74 days — a 6% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,380 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.12%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $135,028
• List price: $77,000
• Delta: -42.97%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11488 Adellum Dr	0.02mi	3/2.0	1,056 (0%)	20mo	$145,000	$137	78

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: 26.2%
• Equity multiple: 2.80×
• Total profit: $38,720
• Equity at exit: $52,399

10-year hold

• IRR: 24.2%
• Equity multiple: 5.78×
• Total profit: $103,158
• Equity at exit: $98,678

Cash invested: $21,560 (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: 6.9×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$404
• Tax est. 1.5%: −$96 /mo · $1,155/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $200

Break-even live

Break-even rent $674

Max offer price $77,000

Occupancy floor 73%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $77,000 Active 74 DOM
2. 2026-06-18
   days on market $77,000 Active 73 DOM
3. 2026-06-17
   days on market $77,000 Active 72 DOM
4. 2026-06-16
   days on market $77,000 Active 71 DOM
5. 2026-06-15
   days on market $77,000 Active 70 DOM
6. 2026-06-14
   days on market $77,000 Active 68 DOM
7. 2026-06-12
   days on market $77,000 Active 67 DOM
8. 2026-06-09
   days on market $77,000 Active 64 DOM
9. 2026-06-08
   days on market $77,000 Active 63 DOM
10. 2026-06-07
    days on market $77,000 Active 62 DOM
11. 2026-06-07
    days on market $77,000 Active 61 DOM
12. 2026-06-04
    days on market $77,000 Active 58 DOM
13. 2026-06-02
    days on market $77,000 Active 57 DOM
14. 2026-06-01
    days on market $77,000 Active 56 DOM
15. 2026-05-31
    days on market $77,000 Active 55 DOM
16. 2026-05-31
    days on market $77,000 Active 54 DOM
17. 2026-05-07
    price $77,000 400-char remark

    Show marketing remark (400 chars)

    Lots of potential in a great location. This 3 bedroom home sits just outside the city limits of Andalusia. It offers a great layout and a private yard with mature trees as well as a back deck. The home is move in ready but offers great potential for someone wanting to make improvements. This home is part of a larger 6 SFH portfolio. It can be purchased alone or bundled with the other 5 properties.

18. 2026-04-06
    listed $82,000 Active 400-char remark

    Show marketing remark (400 chars)

    Lots of potential in a great location. This 3 bedroom home sits just outside the city limits of Andalusia. It offers a great layout and a private yard with mature trees as well as a back deck. The home is move in ready but offers great potential for someone wanting to make improvements. This home is part of a larger 6 SFH portfolio. It can be purchased alone or bundled with the other 5 properties.

19. 2024-12-16
    listed $74,900 Active

ⓘ 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: $11,117
• − Mortgage interest: −$4,313
• − Property taxes: −$1,155
• − Insurance: −$385
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$2,240
• Taxable income: $1,245
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,098/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

This 3-bedroom home requires moderate repairs and maintenance, with potential for significant value increase through exterior updates and HVAC maintenance.

Repairs flagged

• Moderate Exterior siding — Weathered appearance
• Moderate Paint — Painted walls need touch-up

Value-add opportunities

• Both Painting and repainting exterior siding — Enhances curb appeal and value
• Rental HVAC maintenance — Improves tenant satisfaction and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Paint · Painted walls need touch-up	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Painting and repainting exterior siding — Enhances curb appeal and value ↑
• Rental HVAC maintenance — Improves tenant satisfaction and reduces maintenance costs ↑

ⓘ 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: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 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

• 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

+2.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $77,000 CAOR
• 2026-04-06 Listed $82,000 CAOR
• 2024-12-16 Listed $74,900 CAOR