306 Vernon Harris Pkwy · Sipsey, AL 35063

$60,000

3 bd · 1.0 ba · 984 sqft · SingleFamily public records · 14 Days on market

Built 2005

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0
• Schools +2.2/10.0

Listing remarks

Investor special! 3 bed, 2 bath home situated on 1 acre in a quiet country setting. Owner-occupied and primarily in need of cosmetic updates. Priced aggressively at $60,000 and being sold as-is. Cash or conventional financing only. Great opportunity for a flip, rental, or value-add investment.

Key facts

• Listed 14 days

Property features AI

Finance

• Other: Building size approximately 1002 sq ft
• Financial info: Financial details not provided
• HOA & community: HOA/community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security features not provided
• Utilities: Utility details not provided
• Home design: Single-family residential property
• Construction: Construction details not provided
• Exterior features: Located in the Empire subdivision; Directions: Heading north on Hull Rd from Sumiton, turn right onto Coon Creek Rd, then right onto Vernon Harris Parkway; home is on the right

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not specified
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not specified
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details provided
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 47/100 on livability (#544 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Walker County (rural): math 13% / reading 39% proficiency, ranked #89 of 129 in AL (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 10 active listings in the ZIP; 36 units permitted in Walker County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $4k appreciation (6.1% local appreciation)).
• Walker County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 1.70% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.40%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 3.78×
• Total profit: $46,684
• Equity at exit: $38,247

10-year hold

• IRR: 40.1%
• Equity multiple: 7.82×
• Total profit: $114,523
• Equity at exit: $69,821

Cash invested: $16,800 (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 35063

• Home prices YoY: 4.4%
• Active inventory: 10
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$11 /mo · $133/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $454

Break-even live

Break-even rent $444

Max offer price $60,000

Occupancy floor 50%

Sensitivity live

Price	-10% $488	-5% $471	+0% $454	+5% $437	+10% $420
Rent	-10% $373	-5% $413	+0% $454	+5% $494	+10% $534
Rate	-1.0pp $484	-0.5pp $469	base $454	+0.5pp $438	+1.0pp $422

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $60,000 Active 14 DOM
2. 2026-06-17
   days on market $60,000 Active 13 DOM
3. 2026-06-16
   days on market $60,000 Active 12 DOM
4. 2026-06-15
   days on market $60,000 Active 11 DOM
5. 2026-06-13
   days on market $60,000 Active 9 DOM
6. 2026-06-13
   days on market $60,000 Active 8 DOM
7. 2026-06-10
   days on market $60,000 Active 6 DOM
8. 2026-06-09
   days on market $60,000 Active 5 DOM
9. 2026-06-08
   days on market $60,000 Active 4 DOM
10. 2026-06-07
    days on market $60,000 Active 3 DOM
11. 2026-06-05
    remarks 294-char remark
12. 2026-06-05
    listed $60,000 Active 1 DOM

ⓘ 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: $133 · $11/mo
• Projected year-2 tax: $246 · $21/mo
• Expected delta: +$113/yr (+$9/mo · 84.3%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,218
• − Mortgage interest: −$3,361
• − Property taxes: −$133
• − Insurance: −$300
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$1,745
• Taxable income: $4,723
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,309/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: Walker County
• NCES district ID: 0103450
• Math proficiency: 13% ▼ -28.00%
• Reading proficiency: 39% ▼ -5.00%
• Median HH income: $36,664
• Composite: 21.51/100
• National rank: #8321
• State rank: #89 of 129 in AL

Livability — Sipsey

• Score: 47/100
• State rank: #544
• US rank: #26282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,751

Population outlook (Walker County) Hauer SSP2

• Today (2025): 61,037 people
• By 2030: 58,391 · -4.3%
• By 2040: 53,080 · -13.0%
• By 2050: 48,031 · -21.3%
• By 2075: 37,799 · -38.1%
• By 2100: 29,001 · -52.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97%
• Common ancestry: Slovak 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Walker

• 2024 margin: Solid R (+71.8) · D 13.8% · R 85.6%
• 2008→2024 swing: -25.4pp toward R · 2008: -46.4pp · 2024: -71.8pp
• All cycles: 2024: R+71.8 2020: R+67.9 2016: R+67.4 2012: R+52.9 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.14%
• Current HPI: 146.46
• 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

1 event — show timeline

• 2026-06-04 Listed $60,000 Walker County Area MLS

Property tax history

-6.8%/yr

Latest (2024): $133 · +10.1% YoY. Source: county tax records.