26580 Co Rd 21 · Red Level, AL 36474

$125,000

2 bd · 1.0 ba · 1,479 sqft · SingleFamily public records · 57 Days on market

Built 1972 2.50 ac lot $85/sqft · 29% below area Est $177k · 29% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +6.3/10.0
• DSCR +4.3/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Bedroom/2 Bathroom brick home on 2.5 acres. Kitchen opens to the Family Room/Dining areas. Spacious rooms throughout. Walk-in closet in main bedroom. Vaulted ceiling in family room. Inside laundry/utility room. All appliances included. Enjoy the back yard from the covered porch. Lots of potential with some cosmetic updates. The central Heat & A/C unit needs replacing. Metal roof in 2011. Several outside storage buildings. See all photos. 2.5 acre lot has 570 feet of road frontage. Huge garden spot or would make another home site! Seller re-locating to another state. .. Priced to sell!

Key facts

• Working fireplace
• Ensuite
• Metal roof

Tags

• METAL ROOF
• BRICK EXTERIOR
• 2.5 ACRES
• WORKING FIREPLACE
• ENSUITE
• HUGE CLOSET

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: No patio or porch listed; 2.5-acre lot (approximate) with dimensions 190 x 607.7

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Interior features: Aluminum-framed windows; Wood-burning fireplace (1)
• Laundry & utility: Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $16 ($197/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 $95k (24.0% below list).
• Recommended offer: $95k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#214 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, crime D-.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Straughn Elementary School (math 30% / reading 64%, grade D-, #142 of 627 statewide, top 25%, 608 students, 62% FRL); Straughn Middle School (math 35% / reading 62%, grade C-, #28 of 257 statewide, top 11%, 318 students, 65% FRL); Florala High School (math 17% / reading 37%, grade F, #90 of 305 statewide, top 35%, 218 students, 74% FRL).
• Market conditions: 25 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.7% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 57 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $102k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,018 (24.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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 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. Crime grade is D 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?
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: 0.76% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.03
• GRM: 11.0

CMA / ARV

• ARV (median comp): $177,247
• List price: $125,000
• Delta: -29.48%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7425 Caton Rd	0.49mi	3/2.0 (+1)	1,576 (+7%)	1mo	$65,000	$41	56

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

Projected returns pro-forma

2.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.39×
• Total profit: $13,781
• Equity at exit: $53,802

10-year hold

• IRR: 9.9%
• Equity multiple: 2.44×
• Total profit: $50,369
• Equity at exit: $81,092

Cash invested: $35,000 (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 36474

• Home prices YoY: 1.9%
• Active inventory: 25
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $16

Break-even live

Break-even rent $929

Max offer price $125,000

Occupancy floor 93%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $125,000 Active 57 DOM
2. 2026-06-18
   days on market $125,000 Active 56 DOM
3. 2026-06-17
   days on market $125,000 Active 55 DOM
4. 2026-06-16
   days on market $125,000 Active 54 DOM
5. 2026-06-15
   days on market $125,000 Active 53 DOM
6. 2026-06-14
   days on market $125,000 Active 51 DOM
7. 2026-06-12
   days on market $125,000 Active 50 DOM
8. 2026-06-09
   days on market $125,000 Active 47 DOM
9. 2026-06-08
   days on market $125,000 Active 46 DOM
10. 2026-06-07
    days on market $125,000 Active 45 DOM
11. 2026-06-07
    days on market $125,000 Active 44 DOM
12. 2026-06-04
    days on market $125,000 Active 41 DOM
13. 2026-06-02
    days on market $125,000 Active 40 DOM
14. 2026-06-01
    days on market $125,000 Active 39 DOM
15. 2026-05-31
    days on market $125,000 Active 38 DOM
16. 2026-05-31
    days on market $125,000 Active 37 DOM
17. 2026-04-24
    listed $125,000 Active 342-char remark
18. 2022-02-25
    soldstatus $102,500
19. 2022-02-24
    soldstatus $102,500 599-char remark

    Show marketing remark (599 chars)

    2 Bedroom/2 Bathroom brick home on 2.5 acres. Kitchen opens to the Family Room/Dining areas. Spacious rooms throughout. Walk-in closet in main bedroom. Vaulted ceiling in family room. Inside laundry/utility room. All appliances included. Enjoy the back yard from the covered porch. Lots of potential with some cosmetic updates. The central Heat & A/C unit needs replacing. Metal roof in 2011. Several outside storage buildings. See all photos. 2.5 acre lot has 570 feet of road frontage. Huge garden spot or would make another home site! Seller re-locating to another state. .. Priced to sell!

20. 2021-10-21
    listed $109,500 599-char remark

    Show marketing remark (599 chars)

    2 Bedroom/2 Bathroom brick home on 2.5 acres. Kitchen opens to the Family Room/Dining areas. Spacious rooms throughout. Walk-in closet in main bedroom. Vaulted ceiling in family room. Inside laundry/utility room. All appliances included. Enjoy the back yard from the covered porch. Lots of potential with some cosmetic updates. The central Heat & A/C unit needs replacing. Metal roof in 2011. Several outside storage buildings. See all photos. 2.5 acre lot has 570 feet of road frontage. Huge garden spot or would make another home site! Seller re-locating to another state. .. Priced to sell!

ⓘ 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: $319 · $27/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$193/yr (+$16/mo · 60.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $11,402
• − Mortgage interest: −$7,002
• − Property taxes: −$319
• − Insurance: −$625
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,636
• Taxable loss: −$2,005
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $679/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: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 of 129 in AL

Livability — Red Level

• Score: 62/100
• State rank: #214
• US rank: #16271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,523

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 13% Two or more races 2%
• Common ancestry: Serbian 2% Italian 1% Lithuanian 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.66%
• Current HPI: 145.0099
• 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

+14.2% since first listed

4 events — show timeline

• 2026-04-24 Listed $125,000 SAMLS
• 2022-02-25 Sold (Public Records) $102,500 Public Records
• 2022-02-24 Sold (MLS) $102,500 CAOR
• 2021-10-21 Listed $109,500 CAOR

Property tax history

+16.9%/yr

Latest (2025): $319 · +0.0% YoY. Source: county tax records.