8484 County Road 191 · Union, AL 35462

$59,900

3 bd · 1.0 ba · 1,430 sqft · SingleFamily public records · 52 Days on market

Built 1990 1.21 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +7.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0

Listing remarks

Charming country setting with room to enjoy peaceful rural living just minutes from Eutaw. This property offers a spacious homesite with easy access to Tuscaloosa, making it ideal for buyers looking for privacy, outdoor space, and small-town convenience. Great opportunity for a primary residence, weekend retreat, or investment property.

Key facts

• Spacious homesite
• Outdoor space
• 1.21 acre lot

Tags

• SPACIOUS HOMESITE
• EASY ACCESS TO TUSCALOOSA
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition/Shingle roof
• Exterior features: Outbuilding

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Wall furnace heating; No cooling
• Interior features: Water heater; No fireplace
• Laundry & utility: Laundry room

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 $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#531 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, health & safety D, crime F.
• Greene County (rural): math 2% / reading 13% proficiency, ranked #129 of 129 in AL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 88% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Eutaw Primary School (math 8% / reading 32%, grade F, #457 of 627 statewide, top 74%, 321 students, 78% FRL); Greene County High School (math 5% / reading 5%, grade F, #276 of 305 statewide, top 95%, 255 students, 84% FRL).
• Market conditions: 17 active listings in the ZIP; 4 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($414 loan paydown + $3k appreciation (4.7% local appreciation)).
• Greene County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $58,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.71% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.38%
• DSCR: 2.44
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.68% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 3.47×
• Total profit: $41,508
• Equity at exit: $32,772

10-year hold

• IRR: 39.1%
• Equity multiple: 7.03×
• Total profit: $101,077
• Equity at exit: $55,613

Cash invested: $16,772 (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 35462

• Home prices YoY: 5.0%
• Active inventory: 17
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$20 /mo · $236/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $453

Break-even live

Break-even rent $454

Max offer price $59,900

Occupancy floor 51%

Sensitivity live

Price	-10% $486	-5% $469	+0% $453	+5% $436	+10% $419
Rent	-10% $371	-5% $412	+0% $453	+5% $493	+10% $534
Rate	-1.0pp $483	-0.5pp $468	base $453	+0.5pp $437	+1.0pp $421

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $59,900 Active 52 DOM
2. 2026-06-18
   days on market $59,900 Active 51 DOM
3. 2026-06-17
   days on market $59,900 Active 50 DOM
4. 2026-06-16
   days on market $59,900 Active 49 DOM
5. 2026-06-15
   days on market $59,900 Active 48 DOM
6. 2026-06-14
   days on market $59,900 Active 46 DOM
7. 2026-06-12
   days on market $59,900 Active 45 DOM
8. 2026-06-09
   days on market $59,900 Active 42 DOM
9. 2026-06-08
   days on market $59,900 Active 41 DOM
10. 2026-06-07
    days on market $59,900 Active 40 DOM
11. 2026-06-07
    days on market $59,900 Active 39 DOM
12. 2026-06-04
    days on market $59,900 Active 36 DOM
13. 2026-06-02
    days on market $59,900 Active 35 DOM
14. 2026-06-01
    days on market $59,900 Active 34 DOM
15. 2026-05-31
    days on market $59,900 Active 33 DOM
16. 2026-05-31
    days on market $59,900 Active 32 DOM
17. 2026-04-24
    listed $59,900 Active 338-char remark

ⓘ 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: $236 · $20/mo
• Projected year-2 tax: $246 · $20/mo
• Expected delta: +$10/yr (+$1/mo · 4.2%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $12,323
• − Mortgage interest: −$3,355
• − Property taxes: −$236
• − Insurance: −$300
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$1,743
• Taxable income: $4,718
• Est. tax owed @ 24.0%: −$1,132
• After-tax cash flow: $4,298/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: Greene County
• NCES district ID: 0101680
• Math proficiency: 2% ▼ -18.00%
• Reading proficiency: 13% ▼ -4.00%
• Median HH income: $23,902
• Composite: 5.01/100
• National rank: #10038
• State rank: #129 of 129 in AL

Livability — Union

• Score: 50/100
• State rank: #531
• US rank: #25635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,107

Population outlook (Greene County) Hauer SSP2

• Today (2025): 7,399 people
• By 2030: 6,848 · -7.4%
• By 2040: 5,778 · -21.9%
• By 2050: 4,889 · -33.9%
• By 2075: 3,377 · -54.4%
• By 2100: 2,610 · -64.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 21% Hispanic / Latino 1%
• Common ancestry: Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid D (+55.7) · D 77.7% · R 21.9%
• 2008→2024 swing: -10.9pp toward R · 2008: 66.6pp · 2024: 55.7pp
• All cycles: 2024: D+55.7 2020: D+63.0 2016: D+65.2 2012: D+69.7 2008: D+66.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.68%
• Current HPI: 97.6399
• 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

• 2026-04-24 Listed $59,900 WAMLS