73 County Road 869 Rd · Valley Grande, AL 36701

$129,000

3 bd · 1.0 ba · 2,640 sqft · SingleFamily public records · 698 Days on market

Built 1999 2.00 ac lot $49/sqft · 49% below area Est $254k · 49% under ↓ 13% 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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

Key facts

• Basement
• Fireplace
• 2 acre lot

Tags

• BASEMENT
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/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 $111k (13.8% below list).
• Recommended offer: $111k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.1% in Valley Grande — 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 62/100 on livability (#218 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• Dallas County (rural): math 2% / reading 22% proficiency, ranked #115 of 129 in AL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 104 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 698 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $111,185 (13.8% below list)

Questions for the listing agent

1. It's been on market 698 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 9.7

CMA / ARV

• ARV (median comp): $253,766
• List price: $129,000
• Delta: -49.17%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
378 County Road 16	0.40mi	4/2.0 (+1)	2,856 (+8%)	3mo	$265,000	$93	56
492 Cades Cove Rd	0.54mi	3/2.5	2,973 (+13%)	5mo	$369,000	$124	44

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

Projected returns pro-forma

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

5-year hold

• IRR: -9.9%
• Equity multiple: 0.64×
• Total profit: $-13,034
• Equity at exit: $19,234

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,405
• Equity at exit: $11,154

Cash invested: $36,120 (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 36701

• Home prices YoY: -6.3%
• Active inventory: 104
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$24 /mo · $282/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $125

Break-even live

Break-even rent $954

Max offer price $129,000

Occupancy floor 84%

Sensitivity live

Price	-10% $198	-5% $161	+0% $125	+5% $88	+10% $-102
Rent	-10% $37	-5% $81	+0% $125	+5% $169	+10% $212
Rate	-1.0pp $190	-0.5pp $157	base $125	+0.5pp $91	+1.0pp $57

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-19
   days on market $129,000 Active 698 DOM
2. 2026-06-18
   days on market $129,000 Active 697 DOM
3. 2026-06-17
   days on market $129,000 Active 696 DOM
4. 2026-06-16
   days on market $129,000 Active 695 DOM
5. 2026-06-15
   days on market $129,000 Active 694 DOM
6. 2026-06-14
   days on market $129,000 Active 692 DOM
7. 2026-06-12
   days on market $129,000 Active 691 DOM
8. 2026-06-09
   days on market $129,000 Active 688 DOM
9. 2026-06-08
   days on market $129,000 Active 687 DOM
10. 2026-06-07
    days on market $129,000 Active 686 DOM
11. 2026-06-07
    days on market $129,000 Active 685 DOM
12. 2026-06-04
    days on market $129,000 Active 682 DOM
13. 2026-06-02
    days on market $129,000 Active 681 DOM
14. 2026-06-01
    days on market $129,000 Active 680 DOM
15. 2026-05-31
    days on market $129,000 Active 679 DOM
16. 2026-05-31
    days on market $129,000 Active 678 DOM
17. 2026-03-25
    status Active 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

18. 2026-01-15
    status Active 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

19. 2026-01-12
    status Pending 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

20. 2025-11-24
    historical Contingent 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

21. 2025-08-19
    price $129,000 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

22. 2025-04-19
    price $149,900 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

23. 2025-02-09
    price $154,900 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

24. 2024-12-03
    price $159,000 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

25. 2024-11-30
    status Active 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

26. 2024-09-05
    price $169,000 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

27. 2024-08-16
    status Active 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

28. 2024-08-16
    price $175,000 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

29. 2024-06-11
    listed $149,000 Active 279-char remark

    Show marketing remark (279 chars)

    This home sits on 2 acres and will be a great home for that country living that you so desire. This property is strictly sold 'AS IS" This home has an unfinished basement and the great room has a fireplace. This 3 BEDROOMS 2 BATH HOME will make for a great first-time home

ⓘ 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: $282 · $24/mo
• Projected year-2 tax: $529 · $44/mo
• Expected delta: +$247/yr (+$21/mo · 87.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,342
• − Mortgage interest: −$7,226
• − Property taxes: −$282
• − Insurance: −$645
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,753
• Taxable loss: −$698
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,663/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: Dallas County
• NCES district ID: 0101110
• Math proficiency: 2% ▼ -28.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $32,660
• Composite: 9.54/100
• National rank: #9847
• State rank: #115 of 129 in AL

Livability — Valley Grande

• Score: 62/100
• State rank: #218
• US rank: #16561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Valley Grande, AL
• City population: 22,358
• Population (ZIP): 22,358

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 28% Hispanic / Latino 2%
• Common ancestry: Serbian 1% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 176.6034
• 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

-13.4% since first listed

13 events — show timeline

• 2026-03-25 Relisted — MAAR
• 2026-01-15 Relisted — MAAR
• 2026-01-12 Pending — MAAR
• 2025-11-24 Contingent — MAAR
• 2025-08-19 Price Changed $129,000 MAAR
• 2025-04-19 Price Changed $149,900 MAAR
• 2025-02-09 Price Changed $154,900 MAAR
• 2024-12-03 Price Changed $159,000 MAAR
• 2024-11-30 Relisted — MAAR
• 2024-09-05 Price Changed $169,000 MAAR
• 2024-08-16 Relisted — MAAR
• 2024-08-16 Price Changed $175,000 MAAR
• 2024-06-11 Listed $149,000 MAAR