80 Weeks Rd · Beaverton, AL 35544

$126,000

3 bd · 2.0 ba · 1,492 sqft · SingleFamily public records · 77 Days on market

Built 1985 2.00 ac lot ↓ 10% since listing

---

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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +5.0/10.0
• 1% rule +3.9/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3-bedroom home with lots of wooded privacy and a lots of room for storage. Large barn. shop and more out buildings plus a storm shelter. Enjoy the country setting from your front porch or back deck. Inside, the rooms are ample-sized with lots of cabinets and counter space in the kitchen. Right of redemption may apply. Case 011-580701. Property is Owned by the US Dept. of HUD. Insurability is "IN", Subject to Appraisal. The seller makes no representations or warranties as to the property condition. HUD Homes are sold “As-Is”. Equal Housing Opportunity. The seller may contribute up to 3% for buyer’s closing costs, upon buyer request. Contact your agent today to sch

Key facts

• Wooded privacy
• Lots of cabinets
• Country setting

Tags

• WOODED PRIVACY
• LARGE BARN
• STORM SHELTER
• COUNTRY SETTING
• AMPLE-SIZED ROOMS
• LOTS OF CABINETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (10.8% below list).
• Recommended offer: $112k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#390 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lamar County (rural): math 23% / reading 44% proficiency, ranked #57 of 129 in AL (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($871 loan paydown + $4k appreciation (3.0% local appreciation)).
• Lamar County population projected at -21% 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 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $112,343 (10.8% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.3

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: $24,645
• Equity at exit: $56,655

10-year hold

• IRR: 14.3%
• Equity multiple: 3.11×
• Total profit: $74,307
• Equity at exit: $87,312

Cash invested: $35,280 (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 35544

• Active inventory: 4
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,123 medium
• Mortgage (P&I): −$661
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $150

Break-even live

Break-even rent $934

Max offer price $126,000

Occupancy floor 82%

Sensitivity live

Price	-10% $221	-5% $185	+0% $150	+5% $114	+10% $78
Rent	-10% $61	-5% $105	+0% $150	+5% $194	+10% $238
Rate	-1.0pp $213	-0.5pp $182	base $150	+0.5pp $117	+1.0pp $84

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $126,000 Active 77 DOM
2. 2026-06-18
   days on market $126,000 Active 76 DOM
3. 2026-06-17
   days on market $126,000 Active 75 DOM
4. 2026-06-16
   days on market $126,000 Active 74 DOM
5. 2026-06-15
   days on market $126,000 Active 73 DOM
6. 2026-06-14
   days on market $126,000 Active 71 DOM
7. 2026-06-12
   days on market $126,000 Active 70 DOM
8. 2026-06-09
   status $126,000 Active 67 DOM
9. 2026-04-20
   status Pending
10. 2026-03-31
    price $126,000
11. 2026-03-04
    status Active
12. 2026-01-22
    status Pending
13. 2026-01-02
    listed $140,000 Active

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $517 · $43/mo
• Expected delta: +$221/yr (+$18/mo · 75.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,481
• − Mortgage interest: −$7,058
• − Property taxes: −$295
• − Insurance: −$630
• − Repairs & maintenance: −$1,078
• − Management: −$1,078
• − Depreciation: −$3,665
• Taxable loss: −$324
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,874/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: Lamar County
• NCES district ID: 0101950
• Math proficiency: 23% ▼ -26.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $34,856
• Composite: 27.58/100
• National rank: #6937
• State rank: #57 of 129 in AL

Livability — Beaverton

• Score: 57/100
• State rank: #390
• US rank: #22046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 965

Population outlook (Lamar County) Hauer SSP2

• Today (2025): 12,818 people
• By 2030: 12,235 · -4.5%
• By 2040: 11,110 · -13.3%
• By 2050: 10,081 · -21.4%
• By 2075: 8,013 · -37.5%
• By 2100: 6,222 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 2%
• Common ancestry: Italian 6% Serbian 3% Scottish 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Lamar

• 2024 margin: Solid R (+76.0) · D 11.7% · R 87.8%
• 2008→2024 swing: -22.2pp toward R · 2008: -53.8pp · 2024: -76.0pp
• All cycles: 2024: R+76.0 2020: R+72.2 2016: R+69.0 2012: R+53.2 2008: R+53.8

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

-10.0% since first listed

5 events — show timeline

• 2026-04-20 Pending — WAMLS
• 2026-03-31 Price Changed $126,000 WAMLS
• 2026-03-04 Relisted — WAMLS
• 2026-01-22 Pending — WAMLS
• 2026-01-02 Listed $140,000 WAMLS

Property tax history

+3.7%/yr

Latest (2025): $295 · -1.1% YoY. Source: county tax records.