709 1st St N · Reform, AL 35481

$87,500

2 bd · 1.0 ba · 851 sqft · SingleFamily public records · 32 Days on market

Built 1948 0.37 ac lot $103/sqft · 15% below area Est $103k · 15% under ↓ 3% since listing

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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 +22.6/30.0
• ARV discount +14.3/15.0
• DSCR +7.2/10.0
• Appreciation +6.7/10.0
• 1% rule +4.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

This charming 2-bedroom, 1-bath vinyl-sided home sits on a large lot and offers a comfortable, functional layout. The living room features hardwood floors, while fresh paint in most rooms creates a clean, move-in-ready home. the washer and dryer to remain for added convenience. Roof replaced in 2020. Outside, the spacious yard provides plenty of room to enjoy, along with a storage building to remain with the property. A solid opportunity for affordable living with practical features and outdoor space.

Key facts

• Spacious yard
• Fresh paint
• Washer and dryer

Tags

• HARDWOOD FLOORS
• FRESH PAINT
• WASHER AND DRYER
• ROOF REPLACED
• SPACIOUS YARD
• STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $84k (3.6% below list).
• Recommended offer: $84k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#238 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, schools F, amenities 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.
• Market conditions: 23 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 $4k of equity ($605 loan paydown + $3k appreciation (3.4% local appreciation)).
• Pickens County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,351 (3.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.28%
• DSCR: 1.32
• GRM: 8.6

CMA / ARV

• ARV (median comp): $103,112
• List price: $87,500
• Delta: -15.14%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

3.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.89×
• Total profit: $21,848
• Equity at exit: $41,347

10-year hold

• IRR: 16.7%
• Equity multiple: 3.54×
• Total profit: $62,175
• Equity at exit: $65,323

Cash invested: $24,500 (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 35481

• Home prices YoY: 2.4%
• Active inventory: 23
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $844 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $149

Break-even live

Break-even rent $655

Max offer price $87,500

Occupancy floor 77%

Sensitivity live

Price	-10% $198	-5% $173	+0% $149	+5% $124	+10% $99
Rent	-10% $82	-5% $115	+0% $149	+5% $182	+10% $215
Rate	-1.0pp $193	-0.5pp $171	base $149	+0.5pp $126	+1.0pp $103

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   status Pending 506-char remark

   Show marketing remark (506 chars)

   This charming 2-bedroom, 1-bath vinyl-sided home sits on a large lot and offers a comfortable, functional layout. The living room features hardwood floors, while fresh paint in most rooms creates a clean, move-in-ready home. the washer and dryer to remain for added convenience. Roof replaced in 2020. Outside, the spacious yard provides plenty of room to enjoy, along with a storage building to remain with the property. A solid opportunity for affordable living with practical features and outdoor space.

2. 2026-04-17
   status Active 506-char remark

   Show marketing remark (506 chars)

   This charming 2-bedroom, 1-bath vinyl-sided home sits on a large lot and offers a comfortable, functional layout. The living room features hardwood floors, while fresh paint in most rooms creates a clean, move-in-ready home. the washer and dryer to remain for added convenience. Roof replaced in 2020. Outside, the spacious yard provides plenty of room to enjoy, along with a storage building to remain with the property. A solid opportunity for affordable living with practical features and outdoor space.

3. 2026-04-11
   status Pending 506-char remark

   Show marketing remark (506 chars)

   This charming 2-bedroom, 1-bath vinyl-sided home sits on a large lot and offers a comfortable, functional layout. The living room features hardwood floors, while fresh paint in most rooms creates a clean, move-in-ready home. the washer and dryer to remain for added convenience. Roof replaced in 2020. Outside, the spacious yard provides plenty of room to enjoy, along with a storage building to remain with the property. A solid opportunity for affordable living with practical features and outdoor space.

4. 2026-03-27
   listed $87,500 Active 506-char remark

   Show marketing remark (506 chars)

   This charming 2-bedroom, 1-bath vinyl-sided home sits on a large lot and offers a comfortable, functional layout. The living room features hardwood floors, while fresh paint in most rooms creates a clean, move-in-ready home. the washer and dryer to remain for added convenience. Roof replaced in 2020. Outside, the spacious yard provides plenty of room to enjoy, along with a storage building to remain with the property. A solid opportunity for affordable living with practical features and outdoor space.

5. 2025-12-16
   listed $90,000 Active

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $359 · $30/mo
• Expected delta: +$89/yr (+$7/mo · 33.2%)

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

Taxation est. · year 1

• Rental income: $10,122
• − Mortgage interest: −$4,901
• − Property taxes: −$269
• − Insurance: −$438
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$2,545
• Taxable income: $349
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,700/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 — Reform

• Score: 61/100
• State rank: #238
• US rank: #17525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Reform, AL
• Population (ZIP): 2,909

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 48% Black 46% Two or more races 4%
• Common ancestry: Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 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: ▲ 3.40%
• Current HPI: 143.9504
• 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

-2.8% since first listed

5 events — show timeline

• 2026-05-05 Pending — WAMLS
• 2026-04-17 Relisted — WAMLS
• 2026-04-11 Pending — WAMLS
• 2026-03-27 Listed $87,500 WAMLS
• 2025-12-16 Listed $90,000 WAMLS

Property tax history

+1.5%/yr

Latest (2025): $269 · +6.7% YoY. Source: county tax records.