304 Church St E · Pine Hill, AL 36736

$79,900

5 bd · 3.0 ba · 4,242 sqft · SingleFamily · 181 Days on market

Built 1965 Fair condition 0.44 ac lot $19/sqft · 76% below area ↓ 33% since listing

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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 +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.7/10.0

Listing remarks MLS

Opportunity awaits with this historic 4200+sq. ft. wood-framed home inside the Pine Hill, AL city limits. Situated on a . 44-acre corner lot, this property includes a main residence plus an attached apartment connected by a screened-porch breezeway. Covered porches and original wood siding reflect classic Southern character. A true fixer-upper with endless potential for restoration, house-hacking, multi-unit conversion, rental income, or a grand single-family residence. Suitable for investors, flippers, or cash buyers seeking a rehab project in town, but close driving distance to area commercial​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ businesses.

Key facts

• Covered porches
• Attached apartment
• Original wood siding

Tags

• HISTORIC WOOD-FRAMED HOME
• ATTACHED APARTMENT
• SCREENED-PORCH BREEZEWAY
• COVERED PORCHES
• ORIGINAL WOOD SIDING
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#489 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Wilcox County (rural): math 2% / reading 17% proficiency, ranked #127 of 129 in AL (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 2 active listings in the ZIP; 4 units permitted in Wilcox County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (3.0% local appreciation)).
• Wilcox County population projected at -29% 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 days. Have you received any prior offers? Is the seller open to a 12% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.89% ✓
• Cap rate: 15.96%
• Cash-on-cash: 34.51%
• DSCR: 2.54
• GRM: 4.4

CMA / ARV

• ARV (median comp): $334,132
• List price: $79,900
• Delta: -76.09%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 40.2%
• Equity multiple: 3.26×
• Total profit: $50,628
• Equity at exit: $35,926

10-year hold

• IRR: 40.1%
• Equity multiple: 6.49×
• Total profit: $122,842
• Equity at exit: $55,367

Cash invested: $22,372 (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 36736

• Active inventory: 2
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,513 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $643

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 52%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   days on market $79,900 Active 181 DOM
2. 2026-06-16
   days on market $79,900 Active 180 DOM
3. 2026-06-15
   days on market $79,900 Active 179 DOM
4. 2026-06-14
   days on market $79,900 Active 177 DOM
5. 2026-06-12
   days on market $79,900 Active 176 DOM
6. 2026-06-09
   days on market $79,900 Active 173 DOM
7. 2026-06-08
   days on market $79,900 Active 172 DOM
8. 2026-06-07
   remarks 693-char remark
9. 2026-06-07
   pricedays on market $79,900 Active 171 DOM
10. 2026-06-07
    days on market $90,000 Active 170 DOM
11. 2026-06-04
    days on market $90,000 Active 167 DOM
12. 2026-06-02
    days on market $90,000 Active 166 DOM
13. 2026-06-01
    days on market $90,000 Active 165 DOM
14. 2026-05-31
    days on market $90,000 Active 164 DOM
15. 2026-05-31
    days on market $90,000 Active 163 DOM
16. 2025-12-17
    listed $90,000 Active 706-char remark

    Show marketing remark (706 chars)

    Opportunity awaits with this historic 4200+sq. ft. wood-framed home inside the Pine Hill, AL city limits. Situated on a . 44-acre corner lot, this property includes a main residence plus an attached apartment connected by a screened-porch breezeway. Covered porches and original wood siding reflect classic Southern character. A true fixer-upper with endless potential for restoration, house-hacking, multi-unit conversion, rental income, or a grand single-family residence. Suitable for investors, flippers, or cash buyers seeking a rehab project in town, but close driving distance to area commercial​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ businesses.

17. 2025-06-20
    price $135,000

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,161
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$2,324
• Taxable income: $6,857
• Est. tax owed @ 24.0%: −$1,646
• After-tax cash flow: $6,075/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

Fair 45/100 Moderate rehab

This historic home requires moderate renovations, including repairs to the kitchen and bath, painting, and landscaping, to improve its condition and value.

Repairs flagged

• Major Exposed subfloor in kitchen and bath — Structural damage
• Major Missing cabinets and fixtures in kitchen and bath — Basic functionality compromised

Value-add opportunities

• Both Painting interior walls and ceiling — Enhances curb appeal and interior aesthetics
• Both Landscaping overgrown vegetation — Improves curb appeal and enhances property value
• Both Reframing and installing new cabinets and fixtures in kitchen and bath — Restores functionality and enhances value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor in kitchen and bath · Structural damage	Major	$15,000–50,000
Missing cabinets and fixtures in kitchen and bath · Basic functionality compromised	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Painting interior walls and ceiling — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping overgrown vegetation — Improves curb appeal and enhances property value ↑
• Both Reframing and installing new cabinets and fixtures in kitchen and bath — Restores functionality and enhances 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: Wilcox County
• NCES district ID: 0103510
• Math proficiency: 2% ▼ -13.00%
• Reading proficiency: 17% ▬ 0.00%
• Median HH income: $25,153
• Composite: 6.77/100
• National rank: #9984
• State rank: #127 of 129 in AL

Livability — Pine Hill

• Score: 53/100
• State rank: #489
• US rank: #24568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Hill, AL
• Population (ZIP): 1,372

Population outlook (Wilcox County) Hauer SSP2

• Today (2025): 9,979 people
• By 2030: 9,399 · -5.8%
• By 2040: 8,189 · -17.9%
• By 2050: 7,116 · -28.7%
• By 2075: 5,191 · -48.0%
• By 2100: 3,789 · -62.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 17% Native American 3%
• Common ancestry: Slovak 2%

Political lean MEDSL · Wilcox

• 2024 margin: Solid D (+31.5) · D 65.6% · R 34.1%
• 2008→2024 swing: -10.8pp toward R · 2008: 42.2pp · 2024: 31.5pp
• All cycles: 2024: D+31.5 2020: D+37.5 2016: D+42.5 2012: D+48.7 2008: D+42.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-33.3% since first listed

2 events — show timeline

• 2025-12-17 Listed $90,000 MAAR
• 2025-06-20 Price Changed $135,000 Greater Alabama MLS