82 Church Street St · Carrollton, AL 35463

$139,900

3 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 10 Days on market

Built 1960 0.44 ac lot Est $221k · 37% under

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Why this score? — see what drove the C 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Appreciation +5.2/10.0
• 1% rule +3.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Key facts

• 0.44 acre lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: Detached carport; 2-car garage; Driveway with concrete surfaces
• Utilities: Public water; Sewer connected; Cable available; Electric service
• Home design: Single-family residence; One-story home
• Construction: Vinyl siding; Composition/shingle roof; Crawl space foundation; Built with residential construction materials
• Exterior features: Covered patio/porch; Deck; Front porch; Corner, level wooded lot; Paved road access; Outbuilding and workshop on the property

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Master on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan cooling
• Interior features: Ceiling fans; Master bedroom on the main level; Fireplace
• Laundry & utility: Laundry area in the garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (10.9% below list).
• Recommended offer: $125k (10.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#404 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D, amenities F, commute F.
• Pickens County (rural): math 7% / reading 31% proficiency, ranked #108 of 129 in AL (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gordo Elementary School (math 21% / reading 52%, grade F, #281 of 627 statewide, top 45%, 558 students, 66% FRL); Gordo High School (math 4% / reading 35%, grade F, #169 of 305 statewide, top 59%, 513 students, 58% FRL).
• Market conditions: 18 active listings in the ZIP; 2 units permitted in Pickens County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($967 loan paydown + $456 appreciation (0.3% local appreciation)).
• Pickens County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (0.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,668 (10.9% below list)

Questions for the listing agent

1. Built in 1960 — 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 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?
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: 0.89% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $220,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Rocky Ridge St	0.62mi	3/2.0	1,640 (-0%)	16mo	$220,000	$134	52

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

Projected returns pro-forma

0.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.21×
• Total profit: $8,323
• Equity at exit: $42,917

10-year hold

• IRR: 9.3%
• Equity multiple: 2.05×
• Total profit: $41,088
• Equity at exit: $53,456

Cash invested: $39,172 (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 35463

• Home prices YoY: 0.1%
• Active inventory: 18
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$31 /mo · $369/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $162

Break-even live

Break-even rent $1,041

Max offer price $139,900

Occupancy floor 82%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $139,900 Active 10 DOM
2. 2026-06-18
   days on market $139,900 Active 9 DOM
3. 2026-06-17
   days on market $139,900 Active 8 DOM
4. 2026-06-16
   days on market $139,900 Active 7 DOM
5. 2026-06-15
   days on market $139,900 Active 6 DOM
6. 2026-06-14
   days on market $139,900 Active 4 DOM
7. 2026-06-12
   listed $139,900 Active 3 DOM

ⓘ 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: $369 · $31/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$204/yr (+$17/mo · 55.4%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $14,960
• − Mortgage interest: −$7,837
• − Property taxes: −$369
• − Insurance: −$700
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,070
• Taxable loss: −$408
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $2,044/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: Pickens County
• NCES district ID: 0102730
• Math proficiency: 7% ▼ -19.00%
• Reading proficiency: 31% ▼ -7.00%
• Median HH income: $31,043
• Composite: 15.18/100
• National rank: #9342
• State rank: #108 of 129 in AL

Livability — Carrollton

• Score: 56/100
• State rank: #404
• US rank: #22463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, AL
• Population (ZIP): 1,885

Population outlook (Pickens County) Hauer SSP2

• Today (2025): 23,794 people
• By 2030: 25,224 · +6.0%
• By 2040: 27,833 · +17.0%
• By 2050: 30,077 · +26.4%
• By 2075: 34,120 · +43.4%
• By 2100: 35,388 · +48.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (54%)
• Race & ethnicity: Black 54% White 44% Two or more races 1%
• Common ancestry: Italian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Pickens

• 2024 margin: Strong R (+23.3) · D 38.1% · R 61.4%
• 2008→2024 swing: -15.0pp toward R · 2008: -8.3pp · 2024: -23.3pp
• All cycles: 2024: R+23.3 2020: R+16.3 2016: R+15.6 2012: R+7.0 2008: R+8.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.33%
• Current HPI: 227.5487
• 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 event — show timeline

• 2026-06-08 Listed $139,900 WAMLS

Property tax history

+5.2%/yr

Latest (2025): $369 · +0.0% YoY. Source: county tax records.