1202 Lanningham Rd · Locust Fork, AL 35049

$94,900

3 bd · 2.0 ba · 1,150 sqft · Other · 1 Days on market

Built 2002 0.50 ac lot ↓ 5% since listing

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This Locust Fork home provides privacy & country living. 3 bedroom, 2 bath with bonus family room with gas fireplace offers room to spread out. Large living room/dining room combo with eat in kitchen with island/breakfast bar & large laundry has lots of possibility and potential. Roof & underpinning 5 years old. Home is being sold as is and a cash or conventional sale. No USDA, VA or FHA loans due to selling as is. Agents please see notes.

Key facts

• Bonus family room
• Eat in kitchen
• Gas fireplace

Tags

• BONUS FAMILY ROOM
• GAS FIREPLACE
• LARGE LIVING ROOM
• DINING ROOM COMBO
• EAT IN KITCHEN
• ISLAND

Property features AI

Finance

• Other: Property accessed via public road
• Financial info: Quarterly garbage fee of $85
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet availability unknown
• Home design: Existing property; Single-level living areas (rooms located on main level); Vinyl siding
• Construction: Vinyl siding construction; Crawl space foundation
• Exterior features: Open deck; Interior lot; Not waterfront; No pool; No patio

Interior

• Kitchen: Laminate countertops; Built-in dishwasher; Electric oven
• Bedrooms: Master bedroom (main level); Additional bedrooms (main level); Walk-in closets; Sitting area in master; Split bedrooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: Two full bathrooms; Master bath with separate shower and garden tub; Additional full bath with tub/shower combo; Shared bath
• Heating & cooling: 3+ heating systems; 3+ cooling systems
• Interior features: Handyman special; Recessed lighting; Split bedroom layout; Gas fireplace with stone surround in the great room; Ceilings: other (see remarks)
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Has laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 66/100 on livability (#111 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Blount County (rural): math 20% / reading 45% proficiency, ranked #54 of 129 in AL (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Locust Fork Elementary (math 37% / reading 54%, grade D-, #167 of 627 statewide, top 27%, 519 students, 66% FRL); Locust Fork High School (math 15% / reading 37%, grade F, #110 of 305 statewide, top 36%, 406 students, 62% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 13 units permitted in Blount County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Blount County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,664
• Equity at exit: $14,150

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $11,938
• Equity at exit: $8,205

Cash invested: $26,572 (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 35049

• Home prices YoY: -5.3%
• Active inventory: 23
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $184

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 78%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-17
   status $94,900 Active 1 DOM
2. 2026-06-15
   remarks 449-char remark
3. 2026-06-15
   listed $94,900 Coming Soon 1 DOM

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,752
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,761
• Taxable income: $737
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $2,027/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: Blount County
• NCES district ID: 0100420
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $45,961
• Composite: 27.79/100
• National rank: #6891
• State rank: #54 of 129 in AL

Livability — Locust Fork

• Score: 66/100
• State rank: #111
• US rank: #12098

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,334

Population outlook (Blount County) Hauer SSP2

• Today (2025): 57,983 people
• By 2030: 57,405 · -1.0%
• By 2040: 55,602 · -4.1%
• By 2050: 53,393 · -7.9%
• By 2075: 48,248 · -16.8%
• By 2100: 44,190 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 10% Two or more races 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Blount

• 2024 margin: Solid R (+81.0) · D 9.2% · R 90.2%
• 2008→2024 swing: -11.5pp toward R · 2008: -69.5pp · 2024: -81.0pp
• All cycles: 2024: R+81.0 2020: R+80.0 2016: R+81.4 2012: R+74.1 2008: R+69.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.06%
• Current HPI: 199.01
• 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

-5.0% since first listed

6 events — show timeline

• 2026-06-15 Coming Soon $94,900 Greater Alabama MLS
• 2023-09-18 Price Changed $99,900 SAARMLS
• 2023-07-20 Price Changed $104,900 SAARMLS
• 2023-04-02 Listed $109,900 SAARMLS
• 2022-11-26 Price Changed $94,500 Greater Alabama MLS
• 2022-09-21 Price Changed $99,900 Greater Alabama MLS

Property tax history

+10.9%/yr

Latest (2024): $58 · +0.0% YoY. Source: county tax records.