514 N 8th Ave · Lanett, AL 36863

$57,000

2 bd · 1.0 ba · 1,546 sqft · SingleFamily public records · 506 Days on market

Built 1930 0.36 ac lot $37/sqft · 21% below area Est $63k · 10% under

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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 +30.0/30.0
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS AN INVESTORS DREAM!!! THE OWNER STARTED REPAIRS, SO YOU HAVE LOTS FUN FINISHING. THE HOUSE HAS GREAT POTENTIAL. NO SHOW TIME.

Key facts

• 0.36 acre lot
• Built 1930
• Listed 505 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $57k.

Deal economics

• At list price, monthly cash flow is $721 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 5.8% in Lanett — 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 (#301 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lanett City (town): math 5% / reading 19% proficiency, ranked #117 of 129 in AL (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 95 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43 units permitted in Chambers County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chambers County population projected to shrink 7% 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 506 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 506 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.37% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.20%
• DSCR: 3.41
• GRM: 3.5

CMA / ARV

• ARV (median comp): $63,256
• List price: $57,000
• Delta: -9.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 S 6th St	0.50mi	2/1.0	1,518 (-2%)	9mo	$124,900	$82	66
1107 1st St	0.40mi	2/2.0	1,564 (+1%)	16mo	$96,000	$61	62
510 N 5th St	0.16mi	3/1.0 (+1)	1,357 (-12%)	17mo	$135,000	$99	53
719 N 18th St	0.70mi	3/2.0 (+1)	1,612 (+4%)	9mo	$193,000	$120	44
1411 N 7th Ave	0.51mi	3/2.0 (+1)	1,601 (+4%)	23mo	$166,000	$104	42
609 S 11th Ave	0.68mi	2/1.0	1,352 (-12%)	6mo	$50,000	$37	42
402 S 8th Ave	0.42mi	3/2.0 (+1)	1,775 (+15%)	8mo	$228,000	$128	40
1426 N 7th Ave	0.58mi	3/2.0 (+1)	1,460 (-6%)	20mo	$95,000	$65	38
605 N 15th Ct	0.64mi	3/2.0 (+1)	1,449 (-6%)	16mo	$223,000	$154	37
911 South 8th St	0.71mi	2/2.0	1,344 (-13%)	5mo	$42,500	$32	37
106 N 14th Ave	0.52mi	3/2.0 (+1)	1,350 (-13%)	19mo	$214,000	$159	30

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: 52.4%
• Equity multiple: 3.30×
• Total profit: $36,664
• Equity at exit: $8,499

10-year hold

• IRR: 57.6%
• Equity multiple: 6.70×
• Total profit: $91,005
• Equity at exit: $4,928

Cash invested: $15,960 (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 36863

• Home prices YoY: -29.1%
• Active inventory: 95
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $721

Break-even live

Break-even rent $438

Max offer price $57,000

Occupancy floor 42%

Sensitivity live

Price	-10% $753	-5% $737	+0% $721	+5% $705	+10% $689
Rent	-10% $614	-5% $667	+0% $721	+5% $774	+10% $828
Rate	-1.0pp $750	-0.5pp $735	base $721	+0.5pp $706	+1.0pp $691

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
813 3rd Ave Unit K West Point, GA	2.0	2.5	1100	$1,200	$1.09	22d	1	0.70mi
808 S 10th St Lanett, AL	3.0	2.0	1340	$1,350	$1.01	14d	1	0.78mi
500 E 7th St West Point, GA	3.0	2.0	1308	$1,600	$1.22	22d	1	1.06mi
505 E 5th St West Point, GA	3.0	1.0	1354	$1,295	$0.96	22d	1	1.08mi

Listing history 17 events

1. 2026-06-19
   days on market $57,000 Active 506 DOM
2. 2026-06-18
   days on market $57,000 Active 505 DOM
3. 2026-06-17
   days on market $57,000 Active 504 DOM
4. 2026-06-16
   days on market $57,000 Active 503 DOM
5. 2026-06-15
   days on market $57,000 Active 502 DOM
6. 2026-06-14
   days on market $57,000 Active 500 DOM
7. 2026-06-12
   days on market $57,000 Active 499 DOM
8. 2026-06-09
   days on market $57,000 Active 496 DOM
9. 2026-06-08
   days on market $57,000 Active 495 DOM
10. 2026-06-07
    days on market $57,000 Active 494 DOM
11. 2026-06-07
    days on market $57,000 Active 493 DOM
12. 2026-06-04
    days on market $57,000 Active 490 DOM
13. 2026-06-02
    days on market $57,000 Active 489 DOM
14. 2026-06-01
    days on market $57,000 Active 488 DOM
15. 2026-05-31
    days on market $57,000 Active 487 DOM
16. 2026-05-31
    days on market $57,000 Active 486 DOM
17. 2025-01-29
    listed $57,000 Active 134-char remark

    Show marketing remark (134 chars)

    THIS IS AN INVESTORS DREAM!!! THE OWNER STARTED REPAIRS, SO YOU HAVE LOTS FUN FINISHING. THE HOUSE HAS GREAT POTENTIAL. NO SHOW TIME.

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $284 · $24/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 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,209
• − Mortgage interest: −$3,193
• − Property taxes: −$284
• − Insurance: −$285
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$1,658
• Taxable income: $8,196
• Est. tax owed @ 24.0%: −$1,967
• After-tax cash flow: $6,683/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: Lanett City
• NCES district ID: 0101980
• Math proficiency: 5% ▼ -19.00%
• Reading proficiency: 19% ▼ -4.00%
• Median HH income: $27,834
• Composite: 9.11/100
• National rank: #9866
• State rank: #117 of 129 in AL

Livability — Lanett

• Score: 60/100
• State rank: #301
• US rank: #19159

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lanett, AL
• Population (ZIP): 12,335

Population outlook (Chambers County) Hauer SSP2

• Today (2025): 33,868 people
• By 2030: 33,504 · -1.1%
• By 2040: 32,594 · -3.8%
• By 2050: 31,422 · -7.2%
• By 2075: 29,054 · -14.2%
• By 2100: 25,431 · -24.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 46% Black 45% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Serbian 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Chambers

• 2024 margin: Strong R (+23.2) · D 38.0% · R 61.2%
• 2008→2024 swing: -14.8pp toward R · 2008: -8.5pp · 2024: -23.2pp
• All cycles: 2024: R+23.2 2020: R+15.6 2016: R+14.8 2012: R+5.1 2008: R+8.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.32%
• Current HPI: 154.4174
• 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

• 2025-01-29 Listed $57,000 LCMLS

Property tax history

+8.6%/yr

Latest (2025): $284 · +2.3% YoY. Source: county tax records.