2514 County Road 80 · Valley Grande, AL 36703

$140,000

4 bd · 2.0 ba · 2,046 sqft · SingleFamily public records · 147 Days on market

Built 1973 5.00 ac lot $68/sqft · 14% below area Est $199k · 30% under ↓ 12% since listing

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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 +10.8/30.0
• Appreciation +10.0/10.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

This 4 bed 3 bath home offers peace and quiet on 5 acres of property. The home sits on 2 acres but is sold with an additional 3 acres. The home needs some TLC but offers a number of fruit trees that will simply keep your taste buds satisfied. Make an appointment and see for yourself. This home has a new roof and is sold as is with cash or a conventional loan.

Key facts

• 5 acres
• Fruit trees
• New roof

Tags

• 5 ACRES
• FRUIT TREES
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-64 ($-769/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (18.3% below list).
• Recommended offer: $114k (18.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#218 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D-, amenities F, commute F.
• Dallas County (rural): math 2% / reading 22% proficiency, ranked #115 of 129 in AL (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 53 active listings in the ZIP; 7 units permitted in Dallas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Dallas County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 70% 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 $114,357 (18.3% below list)

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. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — 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 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?
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: 0.82% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $199,063
• List price: $140,000
• Delta: -29.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2112 County Road 80	0.37mi	3/2.0 (-1)	2,158 (+6%)	3mo	$149,900	$69	66

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.9%
• Equity multiple: 2.84×
• Total profit: $72,183
• Equity at exit: $126,123

10-year hold

• IRR: 20.4%
• Equity multiple: 6.51×
• Total profit: $215,812
• Equity at exit: $271,989

Cash invested: $39,200 (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 36703

• Home prices YoY: 13.2%
• Active inventory: 53
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,144 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-64

Break-even live

Break-even rent $1,225

Max offer price $130,726

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-16	+0% $-64	+5% $-112	+10% $-161
Rent	-10% $-154	-5% $-109	+0% $-64	+5% $-19	+10% $26
Rate	-1.0pp $6	-0.5pp $-28	base $-64	+0.5pp $-100	+1.0pp $-137

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $140,000 Active 147 DOM
2. 2026-06-18
   days on market $140,000 Active 146 DOM
3. 2026-06-17
   days on market $140,000 Active 145 DOM
4. 2026-06-16
   days on market $140,000 Active 144 DOM
5. 2026-06-15
   days on market $140,000 Active 143 DOM
6. 2026-06-14
   days on market $140,000 Active 141 DOM
7. 2026-06-12
   days on market $140,000 Active 140 DOM
8. 2026-06-09
   days on market $140,000 Active 137 DOM
9. 2026-06-08
   days on market $140,000 Active 136 DOM
10. 2026-06-07
    days on market $140,000 Active 135 DOM
11. 2026-06-07
    days on market $140,000 Active 134 DOM
12. 2026-06-04
    days on market $140,000 Active 131 DOM
13. 2026-06-02
    days on market $140,000 Active 130 DOM
14. 2026-06-01
    days on market $140,000 Active 129 DOM
15. 2026-05-31
    days on market $140,000 Active 128 DOM
16. 2026-05-31
    days on market $140,000 Active 127 DOM
17. 2026-01-22
    listed $140,000 Active 361-char remark

    Show marketing remark (361 chars)

    This 4 bed 3 bath home offers peace and quiet on 5 acres of property. The home sits on 2 acres but is sold with an additional 3 acres. The home needs some TLC but offers a number of fruit trees that will simply keep your taste buds satisfied. Make an appointment and see for yourself. This home has a new roof and is sold as is with cash or a conventional loan.

18. 2025-06-11
    listed $148,500 Active
19. 2024-05-31
    price $164,900
20. 2024-05-30
    listed $159,000 Active

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,723
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,098
• − Management: −$1,098
• − Depreciation: −$4,073
• Taxable loss: −$3,188
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $-4/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: Dallas County
• NCES district ID: 0101110
• Math proficiency: 2% ▼ -28.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $32,660
• Composite: 9.54/100
• National rank: #9847
• State rank: #115 of 129 in AL

Livability — Valley Grande

• Score: 62/100
• State rank: #218
• US rank: #16561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 22,358
• Population (ZIP): 9,489

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 35,464 people
• By 2030: 32,631 · -8.0%
• By 2040: 27,246 · -23.2%
• By 2050: 22,691 · -36.0%
• By 2075: 14,867 · -58.1%
• By 2100: 10,285 · -71.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (69%)
• Race & ethnicity: Black 69% White 26% Two or more races 3%
• Common ancestry: Serbian 1% Iranian 1%
• Foreign-born: 1%

Political lean MEDSL · Dallas

• 2024 margin: Solid D (+32.5) · D 65.9% · R 33.4%
• 2008→2024 swing: -2.0pp toward R · 2008: 34.5pp · 2024: 32.5pp
• All cycles: 2024: D+32.5 2020: D+37.5 2016: D+37.6 2012: D+39.7 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.24%
• Current HPI: 164.88
• 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

-11.9% since first listed

4 events — show timeline

• 2026-01-22 Listed $140,000 MAAR
• 2025-06-11 Listed $148,500 MAAR
• 2024-05-31 Price Changed $164,900 MAAR
• 2024-05-30 Listed $159,000 MAAR

Property tax history

-28.6%/yr

Latest (2023): $11 · -60.0% YoY. Source: county tax records.