102 Lakewood Dr · Evergreen, AL 36401

$120,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 61 Days on market

Built 1970 0.39 ac lot $93/sqft · 25% above area Est $96k · 25% over

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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).

• Cash flow +17.2/30.0
• Appreciation +6.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

102 Lakewood Drive in Evergreen, Alabama is now on the market! This 3-bedroom, 2-bath home offers approximately 1,300 square feet of comfortable living space and features a metal roof, 2023 HVAC system, and updated electrical for added peace of mind. The layout includes a living room, dining area, and a versatile bonus room that can easily adapt to your needs. Enjoy additional living space with a screened porch—perfect for relaxing outdoors—as well as a sunroom ideal for plants, hobbies, or extra seating. The property features a one-car garage along with a detached carport for added convenience. A paved driveway leads to the home, which sits on approximately 0.39± acres and offers a well-maintained lawn with space for a variety of outdoor activities. A detached storage building provides convenient space for tools, equipment, or seasonal items. Schedule a showing to see all this property has to offer! Buyer to verify all information during due diligence.

Key facts

• Updated electrical
• Metal roof
• Detached carport

Tags

• METAL ROOF
• 2023 HVAC SYSTEM
• UPDATED ELECTRICAL
• SCREENED PORCH
• SUNROOM
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $108k (10.2% below list).
• Recommended offer: $108k (10.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.3% in Evergreen — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 53/100 on livability (#488 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Conecuh County (rural): math 7% / reading 30% proficiency, ranked #111 of 129 in AL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 1 units permitted in Conecuh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($830 loan paydown + $2k appreciation (1.9% local appreciation)).
• Conecuh County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $120k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $107,708 (10.2% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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: 0.90% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.09%
• DSCR: 1.14
• GRM: 9.3

CMA / ARV

• ARV (median comp): $96,220
• List price: $120,000
• Delta: 24.71%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Williams Ave	0.11mi	3/1.0	1,215 (-6%)	21mo	$75,000	$62	67
206 Williams Ave	0.20mi	3/1.0	1,468 (+13%)	20mo	$108,525	$74	52
216 Elizabeth St	0.66mi	3/1.0	1,204 (-7%)	14mo	$95,000	$79	45
737 North Main St	0.55mi	4/2.0 (+1)	1,424 (+10%)	8mo	$82,000	$58	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.40×
• Total profit: $13,330
• Equity at exit: $46,927

10-year hold

• IRR: 10.7%
• Equity multiple: 2.44×
• Total profit: $48,313
• Equity at exit: $67,266

Cash invested: $33,600 (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 36401

• Home prices YoY: 1.6%
• Active inventory: 40
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,077 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $86

Break-even live

Break-even rent $968

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $120,000 Active 61 DOM
2. 2026-06-18
   days on market $120,000 Active 60 DOM
3. 2026-06-17
   days on market $120,000 Active 59 DOM
4. 2026-06-16
   days on market $120,000 Active 58 DOM
5. 2026-06-15
   days on market $120,000 Active 57 DOM
6. 2026-06-14
   days on market $120,000 Active 55 DOM
7. 2026-06-12
   days on market $120,000 Active 54 DOM
8. 2026-06-09
   days on market $120,000 Active 51 DOM
9. 2026-06-08
   days on market $120,000 Active 50 DOM
10. 2026-06-07
    days on market $120,000 Active 49 DOM
11. 2026-06-05
    days on market $120,000 Active 47 DOM
12. 2026-06-04
    days on market $120,000 Active 45 DOM
13. 2026-06-02
    days on market $120,000 Active 44 DOM
14. 2026-06-01
    days on market $120,000 Active 43 DOM
15. 2026-05-31
    days on market $120,000 Active 42 DOM
16. 2026-05-31
    days on market $120,000 Active 41 DOM
17. 2026-04-19
    listed $120,000 Active 986-char remark

    Show marketing remark (986 chars)

    102 Lakewood Drive in Evergreen, Alabama is now on the market! This 3-bedroom, 2-bath home offers approximately 1,300 square feet of comfortable living space and features a metal roof, 2023 HVAC system, and updated electrical for added peace of mind. The layout includes a living room, dining area, and a versatile bonus room that can easily adapt to your needs. Enjoy additional living space with a screened porch—perfect for relaxing outdoors—as well as a sunroom ideal for plants, hobbies, or extra seating. The property features a one-car garage along with a detached carport for added convenience. A paved driveway leads to the home, which sits on approximately 0.39± acres and offers a well-maintained lawn with space for a variety of outdoor activities. A detached storage building provides convenient space for tools, equipment, or seasonal items. Schedule a showing to see all this property has to offer! Buyer to verify all information during due diligence.

18. 2004-06-15
    soldstatus $60,000

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,925
• − Mortgage interest: −$6,722
• − Property taxes: −$1,022
• − Insurance: −$600
• − Repairs & maintenance: −$1,034
• − Management: −$1,034
• − Depreciation: −$3,491
• Taxable loss: −$978
• Est. tax savings @ 24.0%: +$235
• After-tax cash flow: $1,272/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: Conecuh County
• NCES district ID: 0100870
• Math proficiency: 7% ▼ -24.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $28,538
• Composite: 14.53/100
• National rank: #9419
• State rank: #111 of 129 in AL

Livability — Evergreen

• Score: 53/100
• State rank: #488
• US rank: #24553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evergreen, AL
• Population (ZIP): 7,493

Population outlook (Conecuh County) Hauer SSP2

• Today (2025): 11,360 people
• By 2030: 10,646 · -6.3%
• By 2040: 9,363 · -17.6%
• By 2050: 8,241 · -27.5%
• By 2075: 6,261 · -44.9%
• By 2100: 5,035 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (55%)
• Race & ethnicity: Black 55% White 39% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Conecuh

• 2024 margin: R (+13.9) · D 42.7% · R 56.6%
• 2008→2024 swing: -13.4pp toward R · 2008: -0.6pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+7.4 2016: R+5.2 2012: D+1.7 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 122.7813
• 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

+100.0% since first listed

2 events — show timeline

• 2026-04-19 Listed $120,000 BCAR
• 2004-06-15 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,022 · +0.0% YoY. Source: county tax records.