18861 AL - 17 Rd · Aliceville, AL 35442

$84,900

3 bd · 2.0 ba · 1,305 sqft · SingleFamily · 51 Days on market

Built 1979 Fair condition 1.00 ac lot ↓ 6% 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 +27.6/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.5/10.0

Listing remarks

Welcome to 18861 Alabama 17 in Aliceville, Alabama — a full brick home offering comfortable country living on a spacious one-acre lot. This well-built property features three bedrooms and two bathrooms, along with a functional floor plan that includes a kitchen, laundry room, dining room, and a living room/den for relaxing or entertaining. The home’s full brick exterior provides timeless curb appeal and low-maintenance durability, while the metal roof adds long-lasting protection and peace of mind. A convenient carport offers covered parking and easy access to the home. With plenty of outdoor space, this one-acre property provides room to enjoy gardening, recreation, or simply t

Key facts

• Metal roof
• Full brick home
• Convenient carport

Tags

• FULL BRICK HOME
• SPACIOUS ONE-ACRE LOT
• FUNCTIONAL FLOOR PLAN
• METAL ROOF
• CONVENIENT CARPORT
• PLENTY OF OUTDOOR SPACE

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Metal roof; Shed(s) on the property; Satellite dish

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace insert heating; Has heating; Has cooling
• Interior features: Electric water heater; Wood-burning fireplace with insert and blower fan; 9 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#437 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute 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.
• Zoned schools: Aliceville Elementary School (math 0% / reading 17%, grade F, #594 of 627 statewide, top 95%, 453 students, 92% FRL); Aliceville High School (math 2% / reading 17%, grade F, #252 of 305 statewide, top 84%, 347 students, 90% FRL) — zoned schools average 91% FRL vs 67% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 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 $3k of equity ($587 loan paydown + $3k appreciation (3.0% local appreciation)).
• Pickens County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% 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 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.79%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 19.5%
• Equity multiple: 2.11×
• Total profit: $26,379
• Equity at exit: $38,175

10-year hold

• IRR: 20.7%
• Equity multiple: 4.00×
• Total profit: $71,329
• Equity at exit: $58,832

Cash invested: $23,772 (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 35442

• Active inventory: 13
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $253

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 71%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $84,900 Active 51 DOM
2. 2026-06-18
   days on market $84,900 Active 50 DOM
3. 2026-06-17
   days on market $84,900 Active 49 DOM
4. 2026-06-17
   price $84,900 Active 48 DOM
5. 2026-06-16
   days on market $89,900 Active 48 DOM
6. 2026-06-15
   days on market $89,900 Active 47 DOM
7. 2026-06-14
   days on market $89,900 Active 45 DOM
8. 2026-06-12
   days on market $89,900 Active 44 DOM
9. 2026-06-09
   days on market $89,900 Active 41 DOM
10. 2026-06-08
    days on market $89,900 Active 40 DOM
11. 2026-06-07
    days on market $89,900 Active 39 DOM
12. 2026-06-05
    days on market $89,900 Active 36 DOM
13. 2026-06-03
    days on market $89,900 Active 35 DOM
14. 2026-06-02
    days on market $89,900 Active 34 DOM
15. 2026-06-01
    days on market $89,900 Active 33 DOM
16. 2026-05-31
    days on market $89,900 Active 32 DOM
17. 2026-05-30
    days on market $89,900 Active 31 DOM
18. 2026-04-27
    listed $89,900 Active 721-char remark

ⓘ 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 ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $12,761
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$2,470
• Taxable income: $1,795
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $2,609/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

This single-family home requires significant repairs to its roof and exterior, with potential for substantial value increase through painting and roof repair.

Repairs flagged

• Major roof — Signs of significant weathering and potential leaks
• Major exterior — Visible wear and discoloration on brick exterior
• Major interior walls/paint — No visible condition, but likely in poor state

Value-add opportunities

• Both paint exterior — Enhances curb appeal and low-maintenance durability
• Both repair roof — Prevents water damage and extends roof life

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of significant weathering and potential leaks	Major	$15,000–50,000
exterior · Visible wear and discoloration on brick exterior	Major	$15,000–50,000
interior walls/paint · No visible condition, but likely in poor state	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and low-maintenance durability ↑
• Both repair roof — Prevents water damage and extends roof life ↑

ⓘ 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: 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 — Aliceville

• Score: 55/100
• State rank: #437
• US rank: #23352

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,539

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 24% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 8%

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: —
• Current HPI: —
• 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

-5.6% since first listed

2 events — show timeline

• 2026-06-16 Price Changed $84,900 WAMLS
• 2026-04-27 Listed $89,900 WAMLS