125 Jeter Dr · Pinckard, AL 36350

$239,900

3 bd · 2.0 ba · 2,598 sqft · SingleFamily public records · 202 Days on market

Built 2025 0.79 ac lot $92/sqft · 42% below area Est $230k · at est.

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +5.6/15.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

Another quality home built by Elan Homes & Communities! Welcome to your dream home in Magnolia Landing! This stunning new construction property offers the perfect blend of modern luxury and classic charm. With 3 bedrooms, 2 bathrooms, and over 1400 square feet of living space, this spacious haven is designed to provide you with the utmost comfort and style. With over half an acre of land, you have the space and freedom to create your own outdoor oasis, whether it's a lush garden, a sprawling lawn, or a fantastic outdoor entertaining area. Granite countertops with stainless steel appliances in kitchen. This new construction home offers a lifestyle of comfort, convenience, and elegance. Don't miss the opportunity to make it yours today. Schedule a viewing and experience the luxury and charm for yourself! Home will be completed by end of October.

Key facts

• New construction
• Granite countertops
• Half an acre

Tags

• NEW CONSTRUCTION
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• OUTDOOR ENTERTAINING AREA
• HALF AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (37.4% below list).
• Recommended offer: $150k (37.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#93 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, schools D, amenities F.
• Dale County (rural): math 31% / reading 50% proficiency, ranked #26 of 129 in AL (top 20%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $150,111 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 13.3

CMA / ARV

• ARV (median comp): $230,000
• List price: $239,900
• Delta: 4.30%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.70×
• Total profit: $114,074
• Equity at exit: $216,121

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $348,669
• Equity at exit: $466,073

Cash invested: $67,172 (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 36350

• Home prices YoY: 8.0%
• Active inventory: 75
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,501 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$86 /mo · $1,038/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-259

Break-even live

Break-even rent $1,829

Max offer price $194,210

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   days on market $239,900 Active 202 DOM
2. 2026-05-30
   days on market $239,900 Active 201 DOM
3. 2025-11-10
   listed $239,900 Active 861-char remark

   Show marketing remark (861 chars)

   Another quality home built by Elan Homes & Communities! Welcome to your dream home in Magnolia Landing! This stunning new construction property offers the perfect blend of modern luxury and classic charm. With 3 bedrooms, 2 bathrooms, and over 1400 square feet of living space, this spacious haven is designed to provide you with the utmost comfort and style. With over half an acre of land, you have the space and freedom to create your own outdoor oasis, whether it's a lush garden, a sprawling lawn, or a fantastic outdoor entertaining area. Granite countertops with stainless steel appliances in kitchen. This new construction home offers a lifestyle of comfort, convenience, and elegance. Don't miss the opportunity to make it yours today. Schedule a viewing and experience the luxury and charm for yourself! Home will be completed by end of October.

4. 2017-08-28
   soldstatus $190,000
5. 2016-04-07
   soldstatus $146,000
6. 2016-04-01
   soldstatus $145,900 464-char remark

   Show marketing remark (464 chars)

   Nice spacious country brick home on an acre. Very private. Lots of open living space & outdoor entertaining areas. New sunroom w/ energy efficient glss. New screened area and decks. Kitchen has 23 cabinets, 15 drawers & 2 built-in hutch/china cabinets. WHOLE YARD underground electric fence. One year home warranty. Handicap access such as wide hall, wide doors, etc. 3 pecan trees, fig & muscadines! New roof & Rheem A/C heat pump in 2012.

ⓘ 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: $1,038 · $86/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $18,013
• − Mortgage interest: −$13,438
• − Property taxes: −$1,038
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$6,979
• Taxable loss: −$7,523
• Est. tax savings @ 24.0%: +$1,806
• After-tax cash flow: $-1,298/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: Dale County
• NCES district ID: 0101050
• Math proficiency: 31% ▼ -29.00%
• Reading proficiency: 50% ▼ -3.00%
• Median HH income: $42,949
• Composite: 34.16/100
• National rank: #5277
• State rank: #26 of 129 in AL

Livability — Pinckard

• Score: 66/100
• State rank: #93
• US rank: #11297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinckard, AL
• City population: 425
• Population (ZIP): 7,675

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 23% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Italian 2% Slovak 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.34%
• Current HPI: 219.7326
• 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

+64.4% since first listed

4 events — show timeline

• 2025-11-10 Listed $239,900 SAMLS
• 2017-08-28 Sold (Public Records) $190,000 Public Records
• 2016-04-07 Sold (Public Records) $146,000 Public Records
• 2016-04-01 Sold (MLS) $145,900 SAMLS

Property tax history

+9.7%/yr

Latest (2025): $1,038 · -13.2% YoY. Source: county tax records.