1365 Panola Parkway 34 · Panola, AL 35442

$125,000

4 bd · 2.0 ba · 2,729 sqft · SingleFamily · 149 Days on market

Built 1979 5.80 ac lot ↓ 11% 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).

• Cash flow +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +1.8/5.0
• Schools +0.7/10.0

Listing remarks MLS

If looking for some peace & quiet from all the hustle and bustle of the world today, then you've found it in this beautiful 4 bedroom 2 bath home set out in the picturesque country of Sumter County. With over 2700 square feet & almost 6 acres, this gorgeous home not only has a ton of character but is overflowing with potential. You'll find a spacious formal living area/multi-purpose room, family room with wood burning fireplace, HUGE kitchen with tons of cabinetry for storage, breakfast nook, formal dining room, original hardwood floors, and more. And while the current mobile home on the lot will be moved, there's an additional power pole and existing water lines and septic tank (both properties share the water/septic)for hookup. (New Heating/Cooling & Metal Roof in 2017)

Key facts

• Breakfast nook
• Multi purpose room
• Formal dining room

Tags

• WOOD BURNING FIREPLACE
• SPACIOUS FORMAL LIVING AREA
• MULTI PURPOSE ROOM
• HUGE KITCHEN
• BREAKFAST NOOK
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 36/100 on livability (#579 in AL) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Sumter County (rural): math 2% / reading 18% proficiency, ranked #124 of 129 in AL (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 93% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 4 units permitted in Sumter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Sumter County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 8.1

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: 12.2%
• Equity multiple: 1.70×
• Total profit: $24,421
• Equity at exit: $56,205

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $73,887
• Equity at exit: $86,619

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 35442

• Active inventory: 13
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $147

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 84%

Sensitivity live

Price	-10% $233	-5% $190	+0% $147	+5% $104	+10% $60
Rent	-10% $46	-5% $96	+0% $147	+5% $197	+10% $248
Rate	-1.0pp $210	-0.5pp $178	base $147	+0.5pp $114	+1.0pp $81

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 5 events

1. 2026-03-13
   status Pending
2. 2026-02-19
   price $125,000
3. 2025-10-13
   listed $130,000 Active
4. 2024-12-10
   soldstatus $120,000 Closed 800-char remark

   Show marketing remark (800 chars)

   If looking for some peace & quiet from all the hustle and bustle of the world today, then you've found it in this beautiful 4 bedroom 2 bath home set out in the picturesque country of Sumter County. With over 2700 square feet & almost 6 acres, this gorgeous home not only has a ton of character but is overflowing with potential. You'll find a spacious formal living area/multi-purpose room, family room with wood burning fireplace, HUGE kitchen with tons of cabinetry for storage, breakfast nook, formal dining room, original hardwood floors, and more. And while the current mobile home on the lot will be moved, there's an additional power pole and existing water lines and septic tank (both properties share the water/septic)for hookup. (New Heating/Cooling & Metal Roof in 2017)

5. 2024-10-10
   listed $140,000 Active 800-char remark

   Show marketing remark (800 chars)

   If looking for some peace & quiet from all the hustle and bustle of the world today, then you've found it in this beautiful 4 bedroom 2 bath home set out in the picturesque country of Sumter County. With over 2700 square feet & almost 6 acres, this gorgeous home not only has a ton of character but is overflowing with potential. You'll find a spacious formal living area/multi-purpose room, family room with wood burning fireplace, HUGE kitchen with tons of cabinetry for storage, breakfast nook, formal dining room, original hardwood floors, and more. And while the current mobile home on the lot will be moved, there's an additional power pole and existing water lines and septic tank (both properties share the water/septic)for hookup. (New Heating/Cooling & Metal Roof in 2017)

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

Taxation est. · year 1

• Rental income: $15,350
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,636
• Taxable loss: −$244
• Est. tax savings @ 24.0%: +$59
• After-tax cash flow: $1,819/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: Sumter County
• NCES district ID: 0103090
• Math proficiency: 2% ▼ -19.00%
• Reading proficiency: 18% ▼ -3.00%
• Median HH income: $22,830
• Composite: 6.96/100
• National rank: #9972
• State rank: #124 of 129 in AL

Livability — Panola

• Score: 36/100
• State rank: #579
• US rank: #27662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Panola, AL
• Population (ZIP): 5,539

Population outlook (Sumter County) Hauer SSP2

• Today (2025): 12,289 people
• By 2030: 11,899 · -3.2%
• By 2040: 11,250 · -8.5%
• By 2050: 10,972 · -10.7%
• By 2075: 12,179 · -0.9%
• By 2100: 13,454 · +9.5%

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 · Sumter

• 2024 margin: Solid D (+41.2) · D 70.3% · R 29.1%
• 2008→2024 swing: -9.1pp toward R · 2008: 50.3pp · 2024: 41.2pp
• All cycles: 2024: D+41.2 2020: D+48.5 2016: D+49.4 2012: D+54.6 2008: D+50.3

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

-10.7% since first listed

5 events — show timeline

• 2026-03-13 Pending — WAMLS
• 2026-02-19 Price Changed $125,000 WAMLS
• 2025-10-13 Listed $130,000 WAMLS
• 2024-12-10 Sold (MLS) $120,000 WAMLS
• 2024-10-10 Listed $140,000 WAMLS