209 W Greene St · Marion, AL 36756

$110,000

3 bd · 1.0 ba · 2,680 sqft · SingleFamily · 185 Days on market

Built 1939 Fair condition 10,019 sqft lot $41/sqft · 32% below area Est $162k · 32% under ↓ 7% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Appreciation +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Key facts

• 0.23 acre lot
• Built 1939
• Listed 184 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#68 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: housing D, schools F, amenities F.
• Perry County (rural): math 23% / reading 24% proficiency, ranked #120 of 133 in AL (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Perry County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.21% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $161,969
• List price: $110,000
• Delta: -32.09%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Clay St	0.41mi	3/2.0	2,358 (-12%)	4mo	$67,000	$28	53

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

Projected returns pro-forma

-2.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.17×
• Total profit: $5,086
• Equity at exit: $21,302

10-year hold

• IRR: 11.9%
• Equity multiple: 2.04×
• Total profit: $32,160
• Equity at exit: $18,146

Cash invested: $30,800 (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 36756

• Home prices YoY: -1.6%
• Active inventory: 15
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,326 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $287

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 73%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $110,000 Active 185 DOM
2. 2026-06-18
   days on market $110,000 Active 184 DOM
3. 2026-06-17
   days on market $110,000 Active 183 DOM
4. 2026-06-16
   days on market $110,000 Active 182 DOM
5. 2026-06-15
   days on market $110,000 Active 181 DOM
6. 2026-06-14
   days on market $110,000 Active 179 DOM
7. 2026-06-12
   days on market $110,000 Active 178 DOM
8. 2026-06-09
   days on market $110,000 Active 175 DOM
9. 2026-06-08
   days on market $110,000 Active 174 DOM
10. 2026-06-07
    days on market $110,000 Active 173 DOM
11. 2026-06-05
    days on market $110,000 Active 171 DOM
12. 2026-06-04
    days on market $110,000 Active 169 DOM
13. 2026-06-02
    days on market $110,000 Active 168 DOM
14. 2026-06-01
    days on market $110,000 Active 167 DOM
15. 2026-05-31
    days on market $110,000 Active 166 DOM
16. 2026-05-31
    days on market $110,000 Active 165 DOM
17. 2025-12-14
    listed $110,000 Active
18. 2025-01-20
    listed $115,000 Active
19. 2024-01-27
    status Active
20. 2023-12-16
    status Active
21. 2023-12-15
    status Pending
22. 2023-12-12
    listed $115,000 Active
23. 2016-07-11
    listed $117,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,908
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,273
• − Management: −$1,273
• − Depreciation: −$3,200
• Taxable income: $1,801
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,013/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

The home requires moderate repairs to the roof and exterior siding, along with routine maintenance to the landscaping. Fresh paint and landscaping improvements would significantly enhance its resale and rental value.

Repairs flagged

• Major roof — Significant discoloration and potential wear
• Major exterior siding — Weathered and discolored
• Minor landscaping — Sparse and overgrown areas

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and value
• Both landscaping — Well-maintained landscaping improves curb appeal and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant discoloration and potential wear	Major	$15,000–50,000
exterior siding · Weathered and discolored	Major	$15,000–50,000
landscaping · Sparse and overgrown areas	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and value ↑
• Both landscaping — Well-maintained landscaping improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Perry County
• NCES district ID: 0102670
• Math proficiency: 23% ▲ 8.00%
• Reading proficiency: 24% ▲ 7.00%
• Median HH income: $26,220
• Composite: 21.64/100
• National rank: #13601
• State rank: #120 of 133 in AL

Livability — Marion

• Score: 68/100
• State rank: #68
• US rank: #9346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, AL
• Population (ZIP): 5,483

Population outlook (Perry County) Hauer SSP2

• Today (2025): 8,295 people
• By 2030: 7,562 · -8.8%
• By 2040: 6,330 · -23.7%
• By 2050: 5,530 · -33.3%
• By 2075: 4,737 · -42.9%
• By 2100: 4,695 · -43.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 34%
• Common ancestry: Italian 1%
• Foreign-born: 1%
• Languages at home: 100% English-only · Spanish 0%

Political lean MEDSL · Perry

• 2024 margin: Solid D (+42.7) · D 71.2% · R 28.5%
• 2008→2024 swing: -2.4pp toward R · 2008: 45.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+48.2 2016: D+46.0 2012: D+50.0 2008: D+45.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.01%
• Current HPI: 123.2417
• 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

-6.7% since first listed

7 events — show timeline

• 2025-12-14 Listed $110,000 WAMLS
• 2025-01-20 Listed $115,000 WAMLS
• 2024-01-27 Relisted — WAMLS
• 2023-12-16 Relisted — WAMLS
• 2023-12-15 Pending — WAMLS
• 2023-12-12 Listed $115,000 WAMLS
• 2016-07-11 Listed $117,900 MAAR