24711 Indian Creek Rd · Onycha, AL 36467

$109,900

2 bd · 1.0 ba · 740 sqft · SingleFamily public records · 24 Days on market

Built 2015 2.91 ac lot ↓ 27% since listing

---

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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.2/10.0
• 1% rule +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your own private oasis in Opp, Alabama! Nestled on over 2 acres of peaceful countryside, this cute 2-bedroom, 1-bath home offers the perfect blend of privacy, comfort, and country living. Several updates have already been completed throughout the home, giving it a fresh feel while leaving room for your personal touches. Inside, you'll find a cozy and inviting layout filled with natural light, while outside you'll enjoy plenty of space to relax, garden, entertain, or simply enjoy the quiet surroundings. Whether you're looking for a starter home, weekend retreat, investment property, or a place to downsize and escape the hustle and bustle, this property offers endless possibilities

Key facts

• Plenty of space
• Natural light
• Over 2 acres

Tags

• OVER 2 ACRES
• NATURAL LIGHT
• PLENTY OF SPACE

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One level
• Construction: Vinyl siding
• Exterior features: Patio/porch (other); On waterfront; Storage structure

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Interior features: Ceiling fans; Eat-in kitchen; Double pane windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $87k (20.7% below list).
• Recommended offer: $87k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 51/100 on livability (#509 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D, amenities F, commute F.
• Covington County (rural): math 27% / reading 50% proficiency, ranked #32 of 129 in AL (top 25%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fleeta School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 196 students, 84% FRL); Straughn Middle School (math 35% / reading 62%, grade C-, #28 of 257 statewide, top 11%, 318 students, 65% FRL); Straughn High School (math 27% / reading 32%, grade F, #70 of 305 statewide, top 27%, 383 students, 66% FRL) — zoned schools average 72% FRL vs 52% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $87,156 (20.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.79% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.5

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-15,958
• Equity at exit: $16,386

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-11,647
• Equity at exit: $9,502

Cash invested: $30,772 (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 36467

• Home prices YoY: -20.9%
• Active inventory: 63
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$37 /mo · $439/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $30

Break-even live

Break-even rent $834

Max offer price $109,900

Occupancy floor 92%

Sensitivity live

Price	-10% $92	-5% $61	+0% $30	+5% $-1	+10% $-32
Rent	-10% $-39	-5% $-5	+0% $30	+5% $64	+10% $99
Rate	-1.0pp $85	-0.5pp $58	base $30	+0.5pp $1	+1.0pp $-28

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $109,900 Active 24 DOM
2. 2026-06-21
   days on market $109,900 Active 23 DOM
3. 2026-06-19
   days on market $109,900 Active 21 DOM
4. 2026-06-18
   days on market $109,900 Active 20 DOM
5. 2026-06-17
   days on market $109,900 Active 19 DOM
6. 2026-06-16
   days on market $109,900 Active 18 DOM
7. 2026-06-15
   days on market $109,900 Active 17 DOM
8. 2026-06-14
   days on market $109,900 Active 15 DOM
9. 2026-06-12
   days on market $109,900 Active 14 DOM
10. 2026-06-09
    days on market $109,900 Active 11 DOM
11. 2026-06-08
    days on market $109,900 Active 10 DOM
12. 2026-06-07
    days on market $109,900 Active 9 DOM
13. 2026-06-07
    days on market $109,900 Active 8 DOM
14. 2026-06-04
    days on market $109,900 Active 5 DOM
15. 2026-06-02
    days on market $109,900 Active 4 DOM
16. 2026-06-01
    days on market $109,900 Active 3 DOM
17. 2026-05-31
    days on market $109,900 Active 2 DOM
18. 2026-05-29
    listed $109,900 Active
19. 2026-03-06
    price $134,000
20. 2026-02-04
    price $144,500
21. 2025-12-29
    listed $149,900 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: $439 · $37/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$12/yr (+$1/mo · 2.6%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,459
• − Mortgage interest: −$6,156
• − Property taxes: −$439
• − Insurance: −$550
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$3,197
• Taxable loss: −$1,556
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $731/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: Covington County
• NCES district ID: 0100930
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $39,213
• Composite: 32.13/100
• National rank: #5797
• State rank: #32 of 129 in AL

Livability — Onycha

• Score: 51/100
• State rank: #509
• US rank: #25149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,847

Population outlook (Covington County) Hauer SSP2

• Today (2025): 37,007 people
• By 2030: 36,401 · -1.6%
• By 2040: 34,983 · -5.5%
• By 2050: 33,437 · -9.6%
• By 2075: 29,753 · -19.6%
• By 2100: 25,109 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 12% Two or more races 4%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Covington

• 2024 margin: Solid R (+72.4) · D 13.6% · R 86.0%
• 2008→2024 swing: -14.1pp toward R · 2008: -58.3pp · 2024: -72.4pp
• All cycles: 2024: R+72.4 2020: R+68.1 2016: R+68.5 2012: R+58.3 2008: R+58.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.82%
• Current HPI: 151.1871
• 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

-26.7% since first listed

4 events — show timeline

• 2026-05-29 Listed $109,900 SAMLS
• 2026-03-06 Price Changed $134,000 CAOR
• 2026-02-04 Price Changed $144,500 CAOR
• 2025-12-29 Listed $149,900 CAOR

Property tax history

+16.3%/yr

Latest (2024): $439 · +20.8% YoY. Source: county tax records.