1004 N Wilson St · Geneva, AL 36340

$89,000

2 bd · 2.0 ba · 1,579 sqft · SingleFamily public records · 3 Days on market

Built 1968 ↓ 1% 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 +26.0/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Appreciation +6.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

Key facts

• Fenced back yard
• Big metal shed
• Screened porch

Tags

• SCREENED PORCH
• BIG METAL SHED
• FENCED BACK YARD
• CLOSE TO SHOPPING AREAS
• WELL ESTABLISHED SUBDIVISION

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer; Electricity available
• Home design: Single-family residence; One story; One level
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Porch (screened); Partial fencing; Level, city lot; Paved road access

Interior

• Flooring: Laminate; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Central heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Electric water heater; Storage

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Cap rate 9.3% vs local median 4.4% in Geneva — 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 64/100 on livability (#168 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, health & safety D.
• Geneva City (town): math 27% / reading 51% proficiency, ranked #31 of 129 in AL (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (3.0% local appreciation)).
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• 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 $89,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.68%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $203,691
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 N Wilson St	0.00mi	2/2.0	1,579 (0%)	1mo	$89,000	$56	99
546 N Azalea St	0.44mi	3/2.0 (+1)	1,603 (+2%)	6mo	$259,000	$162	67
1101 N Trinity St	0.05mi	3/2.0 (+1)	1,429 (-10%)	13mo	$185,000	$129	66
462 Wilshire St	0.50mi	3/2.0 (+1)	1,518 (-4%)	4mo	$275,000	$181	62
455 Wilshire St	0.53mi	3/2.5 (+1)	1,530 (-3%)	4mo	$250,000	$163	59
502 W Spring Ave	0.27mi	3/1.0 (+1)	1,632 (+3%)	19mo	$150,000	$92	57
921 W Meadow Ave	0.51mi	3/2.0 (+1)	1,482 (-6%)	10mo	$150,000	$101	52
496 Oakdale Ave	0.56mi	3/2.0 (+1)	1,656 (+5%)	11mo	$220,000	$133	52
703 N Trinity St	0.30mi	3/2.0 (+1)	1,788 (+13%)	12mo	$185,000	$103	49
605 W Spring Ave	0.18mi	3/2.0 (+1)	1,345 (-15%)	18mo	$168,000	$125	46
418 Wilshire St	0.52mi	3/2.0 (+1)	1,344 (-15%)	3mo	$219,000	$163	44

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

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.00×
• Total profit: $24,917
• Equity at exit: $40,077

10-year hold

• IRR: 19.0%
• Equity multiple: 3.76×
• Total profit: $68,860
• Equity at exit: $61,809

Cash invested: $24,920 (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 36340

• Home prices YoY: 2.3%
• Active inventory: 31
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$103 /mo · $1,238/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $222

Break-even live

Break-even rent $768

Max offer price $89,000

Occupancy floor 74%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-05
   status Pending
2. 2026-04-29
   listed $89,000 Active
3. 2023-06-08
   soldstatus $132,500 Closed 722-char remark

   Show marketing remark (722 chars)

   BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

4. 2023-06-08
   soldstatus $132,500 722-char remark

   Show marketing remark (722 chars)

   BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

5. 2023-06-08
   soldstatus $132,500

   Show marketing remark (722 chars)

   BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

6. 2023-04-22
   historical Contingent 722-char remark

   Show marketing remark (722 chars)

   BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

7. 2023-04-14
   status Active 722-char remark

   Show marketing remark (722 chars)

   BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

8. 2023-04-10
   historical Contingent 722-char remark

   Show marketing remark (722 chars)

   BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

9. 2023-04-06
   listed $130,000 Active 722-char remark

   Show marketing remark (722 chars)

   BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

10. 2023-04-06
    listed $130,000 722-char remark

    Show marketing remark (722 chars)

    BACK ON THE MARKET AT NO FAULT TO THE SELLER!!! This wonderful 2 bedroom 2 bath home with a BONUS ROOM is located in Geneva City limits, just behind the Elementary school. With its open concept and multiple updates in the last 3 years to include a completely remodeled master bathroom with walk-in shower and walk in master closet, this is a home you don’t want to miss. A large portion of the home still has hard wood flooring and a small portion with laminate vinyl plank. Large screened in back deck for a nice view of the fenced in back yard. Home also comes with out side 24x12 storage shed with power hook-up. HOME WARRANTY INCLUDED!!!!!!!! SO SNAG YOUR FAVORITE AGENT AND COME SEE THIS HOME BEFORE ITS GONE!

11. 2020-11-30
    soldstatus $72,000
12. 2017-05-24
    listed $90,500
13. 2017-05-24
    listed $90,500
14. 2013-10-24
    listed $83,500
15. 2013-10-24
    listed $83,500
16. 2007-05-31
    soldstatus $90,000

ⓘ 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: $1,238 · $103/mo
• Projected year-2 tax: $1,238 · $103/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,590
• − Mortgage interest: −$4,985
• − Property taxes: −$1,238
• − Insurance: −$445
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,589
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,346/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: Geneva City
• NCES district ID: 0101640
• Math proficiency: 27% ▼ -26.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $35,335
• Composite: 32.17/100
• National rank: #5785
• State rank: #31 of 129 in AL

Livability — Geneva

• Score: 64/100
• State rank: #168
• US rank: #14702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Geneva, AL
• City population: 5,340
• Population (ZIP): 5,340

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 8% Hispanic / Latino 5% Two or more races 4% Asian 3%
• Common ancestry: Slovak 2% Italian 1% Lithuanian 1%
• Foreign-born: 3% · South Korea, Canada, Dominican Republic
• Languages at home: 96% English-only · Korean 3% Spanish 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 131.8067
• 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

-1.1% since first listed

16 events — show timeline

• 2026-05-05 Pending — WBR
• 2026-04-29 Listed $89,000 WBR
• 2023-06-08 Sold (Public Records) $132,500 Public Records
• 2023-06-08 Sold (MLS) $132,500 WBR
• 2023-06-08 Sold (MLS) $132,500 MAAR
• 2023-04-22 Contingent — MAAR
• 2023-04-14 Relisted — MAAR
• 2023-04-10 Contingent — MAAR
• 2023-04-06 Listed $130,000 WBR
• 2023-04-06 Listed $130,000 MAAR
• 2020-11-30 Sold (Public Records) $72,000 Public Records
• 2017-05-24 Listed $90,500 MAAR
• 2017-05-24 Listed $90,500 WBR
• 2013-10-24 Listed $83,500 WBR
• 2013-10-24 Listed $83,500 MAAR
• 2007-05-31 Sold (Public Records) $90,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,238 · +0.0% YoY. Source: county tax records.