13860 Market St · Moulton, AL 35650

$129,900

3 bd · 2.0 ba · 1,410 sqft · SingleFamily public records · 88 Days on market

Built 1948 0.42 ac lot $92/sqft · 15% below area Est $197k · 34% under ↓ 18% since listing

---

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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOCATION- Inside the city limits of Moulton, this charming 2 bed/2bath cottage style home is filled w/lots of character, warmth and space to truly make it your own. Kitchen features plenty of cabinet and counter space, ready for home-cooked meals and gatherings in the spacious dining room. You will love the sunroom that could easily be a third bedroom. Bonus building out back - 576 (+/-) sq ft great for if you need a home office, craft room, guest suite or your own private getaway, this detached mini-apartment space can be whatever you dream. With access to two city streets and a location close to everything, this home is truly a rare find. Come see for yourself. Across from Dollar General.

Key facts

• Sunroom
• Bonus space
• 0.42 acre lot

Tags

• SUNROOM
• BONUS SPACE
• DETACHED MINI-APARTMENT
• ACCESS TO TWO CITY STREETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.5% in Moulton — 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 60/100 on livability (#296 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 94 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% 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 $36k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 7.5

CMA / ARV

• ARV (median comp): $196,764
• List price: $129,900
• Delta: -33.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14220 Market St	0.37mi	4/2.0 (+1)	1,383 (-2%)	13mo	$142,500	$103	64
326 Walnut St	0.56mi	3/2.0	1,452 (+3%)	9mo	$162,000	$112	62
299 Pinhook Rd	0.52mi	3/1.5	1,422 (+1%)	20mo	$190,000	$134	56
353 Moulton St	0.44mi	3/2.0	1,206 (-14%)	0mo	$174,500	$145	55
970 Coffey St	0.40mi	3/1.0	1,464 (+4%)	20mo	$155,000	$106	54
1020 Rosenwald Hieghts	0.74mi	3/2.0	1,469 (+4%)	6mo	$83,500	$57	53
855 College St	0.41mi	3/2.0	1,200 (-15%)	7mo	$57,400	$48	50
78 Henderson St	0.57mi	3/2.0	1,603 (+14%)	3mo	$177,000	$110	48
538 South St	0.48mi	2/1.0 (-1)	1,240 (-12%)	1mo	$179,900	$145	48

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,579
• Equity at exit: $19,369

10-year hold

• IRR: 10.7%
• Equity multiple: 1.84×
• Total profit: $30,387
• Equity at exit: $11,231

Cash invested: $36,372 (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 35650

• Home prices YoY: -23.4%
• Active inventory: 94
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $356

Break-even live

Break-even rent $998

Max offer price $129,900

Occupancy floor 70%

Sensitivity live

Price	-10% $430	-5% $393	+0% $356	+5% $319	+10% $282
Rent	-10% $242	-5% $299	+0% $356	+5% $413	+10% $470
Rate	-1.0pp $421	-0.5pp $389	base $356	+0.5pp $322	+1.0pp $288

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Swansea Ln Moulton, AL	3.0	2.0	1200	$1,600	$1.33	44d	1	0.37mi
612 Morgan St Moulton, AL	2.0	1.5	992	$900	$0.91	44d	1	1.12mi

Listing history 19 events

1. 2026-06-19
   days on market $129,900 Active 88 DOM
2. 2026-06-18
   days on market $129,900 Active 87 DOM
3. 2026-06-17
   days on market $129,900 Active 86 DOM
4. 2026-06-16
   days on market $129,900 Active 85 DOM
5. 2026-06-15
   pricedays on market $129,900 Active 84 DOM
6. 2026-06-14
   days on market $139,900 Active 82 DOM
7. 2026-06-13
   days on market $139,900 Active 81 DOM
8. 2026-06-10
   days on market $139,900 Active 79 DOM
9. 2026-06-09
   days on market $139,900 Active 78 DOM
10. 2026-06-08
    days on market $139,900 Active 77 DOM
11. 2026-06-07
    days on market $139,900 Active 76 DOM
12. 2026-06-05
    days on market $139,900 Active 73 DOM
13. 2026-06-02
    days on market $139,900 Active 71 DOM
14. 2026-06-01
    days on market $139,900 Active 70 DOM
15. 2026-05-31
    days on market $139,900 Active 69 DOM
16. 2026-05-30
    days on market $139,900 Active 68 DOM
17. 2026-05-18
    price $139,900 699-char remark

    Show marketing remark (699 chars)

    LOCATION- Inside the city limits of Moulton, this charming 2 bed/2bath cottage style home is filled w/lots of character, warmth and space to truly make it your own. Kitchen features plenty of cabinet and counter space, ready for home-cooked meals and gatherings in the spacious dining room. You will love the sunroom that could easily be a third bedroom. Bonus building out back - 576 (+/-) sq ft great for if you need a home office, craft room, guest suite or your own private getaway, this detached mini-apartment space can be whatever you dream. With access to two city streets and a location close to everything, this home is truly a rare find. Come see for yourself. Across from Dollar General.

18. 2026-04-25
    price $159,900 699-char remark

    Show marketing remark (699 chars)

    LOCATION- Inside the city limits of Moulton, this charming 2 bed/2bath cottage style home is filled w/lots of character, warmth and space to truly make it your own. Kitchen features plenty of cabinet and counter space, ready for home-cooked meals and gatherings in the spacious dining room. You will love the sunroom that could easily be a third bedroom. Bonus building out back - 576 (+/-) sq ft great for if you need a home office, craft room, guest suite or your own private getaway, this detached mini-apartment space can be whatever you dream. With access to two city streets and a location close to everything, this home is truly a rare find. Come see for yourself. Across from Dollar General.

19. 2026-03-23
    listed $169,900 Active 699-char remark

    Show marketing remark (699 chars)

    LOCATION- Inside the city limits of Moulton, this charming 2 bed/2bath cottage style home is filled w/lots of character, warmth and space to truly make it your own. Kitchen features plenty of cabinet and counter space, ready for home-cooked meals and gatherings in the spacious dining room. You will love the sunroom that could easily be a third bedroom. Bonus building out back - 576 (+/-) sq ft great for if you need a home office, craft room, guest suite or your own private getaway, this detached mini-apartment space can be whatever you dream. With access to two city streets and a location close to everything, this home is truly a rare find. Come see for yourself. Across from Dollar General.

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $637 · $53/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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,384
• − Mortgage interest: −$7,276
• − Property taxes: −$637
• − Insurance: −$650
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$3,779
• Taxable income: $2,260
• Est. tax owed @ 24.0%: −$542
• After-tax cash flow: $3,730/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Moulton

• Score: 60/100
• State rank: #296
• US rank: #19034

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moulton, AL
• Population (ZIP): 13,485

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 8% Black 4% Native American 3% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.22%
• Current HPI: 200.4657
• 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

-17.7% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $139,900 VMLS
• 2026-04-25 Price Changed $159,900 VMLS
• 2026-03-23 Listed $169,900 VMLS

Property tax history

+12.2%/yr

Latest (2025): $637 · +0.7% YoY. Source: county tax records.