2520 Nettie Ln · Billingsley, AL 36006

$40,000

None bd · None ba · 925 sqft · SingleFamily public records · 2 Days on market

Built 1950 4.00 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Rare opportunity to own 4 beautiful acres featuring two separate 3-bedroom homes ready for restoration — one a charming historic stone residence dating back to the 1940s–50s, and the other built in 1966. The property offers fertile soil, an artesian stream, a creek, and mature fruit trees, making it perfect for farming, recreation, or creating a peaceful country retreat. Rich in agricultural history and outdoor living potential, this quiet rural setting is conveniently located less than an hour from Montgomery, Prattville, and Clanton. An incredible opportunity for investors, developers, or anyone looking to build a private getaway. Buyer to verify schools.

Key facts

• Electricity on site
• Well for water
• Septic tank

Tags

• 4 ACRES
• MATURE TREES
• ELECTRICITY ON SITE
• WELL FOR WATER
• SEPTIC TANK
• PUBLIC WATER AVAILABLE

What this means for you Summary

Snapshot

• This is a single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $-260 ($-3k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.

Location & tenants

• Location reads 43/100 on livability (#560 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Autauga County (rural): math 23% / reading 50% proficiency, ranked #34 of 129 in AL (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 221 units permitted in Autauga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($277 loan paydown + $4k appreciation (10.0% local appreciation)).
• Autauga County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $19k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.00% ✗
• Cap rate: -1.51%
• Cash-on-cash: -27.89%
• DSCR: -0.24
• GRM: 0.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.46×
• Total profit: $5,199
• Equity at exit: $36,035

10-year hold

• IRR: 8.3%
• Equity multiple: 3.53×
• Total profit: $28,326
• Equity at exit: $77,711

Cash invested: $11,200 (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 36006

• Home prices YoY: 4.5%
• Active inventory: 13

Monthly cashflow live

• Estimated rent: $0 none
• Mortgage (P&I): −$210
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$0
• Net cashflow: $-260

Break-even live

Break-even rent $329

Max offer price —

Occupancy floor —

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $40,000 Active 2 DOM
2. 2026-06-17
   pricedays on marketlisting id $40,000 Active 1 DOM
3. 2026-06-16
   days on market $59,000 Active 248 DOM
4. 2026-06-15
   days on market $59,000 Active 247 DOM
5. 2026-06-14
   days on market $59,000 Active 245 DOM
6. 2026-06-13
   days on market $59,000 Active 244 DOM
7. 2026-06-10
   days on market $59,000 Active 242 DOM
8. 2026-06-09
   days on market $59,000 Active 241 DOM
9. 2026-06-08
   days on market $59,000 Active 240 DOM
10. 2026-06-07
    days on market $59,000 Active 239 DOM
11. 2026-06-03
    days on market $59,000 Active 235 DOM
12. 2026-06-02
    days on market $59,000 Active 234 DOM
13. 2026-06-01
    days on market $59,000 Active 233 DOM
14. 2026-05-31
    days on market $59,000 Active 232 DOM
15. 2026-05-30
    days on market $59,000 Active 231 DOM
16. 2026-03-02
    listed $59,000 Active 680-char remark

    Show marketing remark (680 chars)

    Rare opportunity to own 4 beautiful acres featuring two separate 3-bedroom homes ready for restoration — one a charming historic stone residence dating back to the 1940s–50s, and the other built in 1966. The property offers fertile soil, an artesian stream, a creek, and mature fruit trees, making it perfect for farming, recreation, or creating a peaceful country retreat. Rich in agricultural history and outdoor living potential, this quiet rural setting is conveniently located less than an hour from Montgomery, Prattville, and Clanton. An incredible opportunity for investors, developers, or anyone looking to build a private getaway. Buyer to verify schools.

17. 2025-10-07
    listed $59,000 Active 1324-char remark

    Show marketing remark (1324 chars)

    This is a four acre lot in rural Autauga county Alabama. I, the owner grew up there when my parents farmed the land. My parents are passed on an I have inherited the propriety. I have it by Quit Claim signed aquired in 2022. There are two houses on the property. One is built with rusticated stone. It is a 3 Bd rm on the West end of the property. Roughly 100 yards to the East end of the 4 acre lot stands a second house. That one is a 3 bd rm one bath house with vinyl siding. That house has a functiong well in the yard. That house also is connected to the public water service. Neither home has been lived in since 2007. Neither is move in ready. B Billingsley, Alabama is a rural, quite community. I am a college writing instructor in Chattanooga, TN and will likely not move back to Alabama when I retire from teaching. This acreage is very firtle. It is not on a flood plain. The closest cities are Clanton, AL, 17 miles away, Prattville, AL 21 miles, Selma, AL 40 miles, Montgomery, AL. 38 miles and Birmingham, AL 68 miles. This is an opportunity for an investor with vision. I am willing to entertain all respectable offers. I don't have recent photos but am happy to arrange a tour for any interested parties. The photos on this listing show the boundary lines for the 4 acre lot and shots from Google earth.

18. 2025-04-09
    price $41,900
19. 2025-04-02
    price $44,900
20. 2025-03-17
    listed $49,900 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: $406 · $34/mo
• Projected year-2 tax: $406 · $34/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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $0
• − Mortgage interest: −$2,241
• − Property taxes: −$406
• − Insurance: −$200
• − Repairs & maintenance: −$0
• − Management: −$0
• − Depreciation: −$1,164
• Taxable loss: −$4,010
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $-2,161/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: Autauga County
• NCES district ID: 0100240
• Math proficiency: 23% ▼ -31.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $52,974
• Composite: 31.77/100
• National rank: #5892
• State rank: #34 of 129 in AL

Livability — Billingsley

• Score: 43/100
• State rank: #560
• US rank: #26875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Billingsley, AL
• Population (ZIP): 2,028

Population outlook (Autauga County) Hauer SSP2

• Today (2025): 55,958 people
• By 2030: 55,810 · -0.3%
• By 2040: 54,892 · -1.9%
• By 2050: 53,062 · -5.2%
• By 2075: 49,425 · -11.7%
• By 2100: 45,110 · -19.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 4% Serbian 1%
• Foreign-born: 0%

Political lean MEDSL · Autauga

• 2024 margin: Solid R (+46.3) · D 26.4% · R 72.7%
• 2008→2024 swing: +1.6pp toward D · 2008: -47.8pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+44.4 2016: R+49.5 2012: R+46.0 2008: R+47.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.71%
• Current HPI: 247.3399
• 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

+18.2% since first listed

5 events — show timeline

• 2026-03-02 Listed $59,000 MAAR
• 2025-10-07 Listed $59,000 Fizber.com
• 2025-04-09 Price Changed $41,900 MAAR
• 2025-04-02 Price Changed $44,900 MAAR
• 2025-03-17 Listed $49,900 MAAR

Property tax history

+7.1%/yr

Latest (2025): $406 · +6.4% YoY. Source: county tax records.