3508 Highway 94 Hwy · Ramer, AL 36069

$57,900

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 133 Days on market

Built 1972 1.40 ac lot ↓ 26% since listing

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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 +6.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Brick home with carport offering peaceful country living and endless potential. This handyman special is ready for renovation and customization. Ideal for investors or buyers looking to create their own space, the property sits in a quiet rural setting with room to make it your own. Sold as-is. Seller Financing available with full price with a $4000 down payment. The remaining $54,900 would be amortized over 30 years with the 360 monthly payments to be $565 with 12% interest rate. Buyer would be responsible for taxes and maintain insurance. For more information Call Danny Causey at 334.657.3251

Key facts

• 1.4 acre lot
• Parking
• Built 1972

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $58k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Montgomery County (urban): math 9% / reading 31% proficiency, ranked #106 of 129 in AL (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; 460 units permitted in Montgomery County in 2024 (37 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($400 loan paydown + $2k appreciation (2.8% local appreciation)).
• Montgomery County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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, 80% 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 $50,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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: 1.65% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.56%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 2.74×
• Total profit: $28,261
• Equity at exit: $25,257

10-year hold

• IRR: 31.8%
• Equity multiple: 5.36×
• Total profit: $70,731
• Equity at exit: $38,329

Cash invested: $16,212 (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 36069

• Home prices YoY: 2.1%
• Active inventory: 14
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $345

Break-even live

Break-even rent $517

Max offer price $57,900

Occupancy floor 59%

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $57,900 Active 133 DOM
2. 2026-06-17
   days on market $57,900 Active 132 DOM
3. 2026-06-16
   days on market $57,900 Active 131 DOM
4. 2026-06-15
   days on market $57,900 Active 130 DOM
5. 2026-06-14
   days on market $57,900 Active 128 DOM
6. 2026-06-13
   days on market $57,900 Active 127 DOM
7. 2026-06-10
   days on market $57,900 Active 125 DOM
8. 2026-06-09
   days on market $57,900 Active 124 DOM
9. 2026-06-08
   days on market $57,900 Active 123 DOM
10. 2026-06-07
    pricedays on market $57,900 Active 122 DOM
11. 2026-06-03
    days on market $58,900 Active 118 DOM
12. 2026-06-02
    days on market $58,900 Active 117 DOM
13. 2026-06-01
    days on market $58,900 Active 116 DOM
14. 2026-05-31
    days on market $58,900 Active 115 DOM
15. 2026-05-30
    days on market $58,900 Active 114 DOM
16. 2026-05-04
    price $58,900 601-char remark

    Show marketing remark (601 chars)

    Brick home with carport offering peaceful country living and endless potential. This handyman special is ready for renovation and customization. Ideal for investors or buyers looking to create their own space, the property sits in a quiet rural setting with room to make it your own. Sold as-is. Seller Financing available with full price with a $4000 down payment. The remaining $54,900 would be amortized over 30 years with the 360 monthly payments to be $565 with 12% interest rate. Buyer would be responsible for taxes and maintain insurance. For more information Call Danny Causey at 334.657.3251

17. 2026-02-05
    listed $59,900 Active 601-char remark

    Show marketing remark (601 chars)

    Brick home with carport offering peaceful country living and endless potential. This handyman special is ready for renovation and customization. Ideal for investors or buyers looking to create their own space, the property sits in a quiet rural setting with room to make it your own. Sold as-is. Seller Financing available with full price with a $4000 down payment. The remaining $54,900 would be amortized over 30 years with the 360 monthly payments to be $565 with 12% interest rate. Buyer would be responsible for taxes and maintain insurance. For more information Call Danny Causey at 334.657.3251

18. 2022-03-18
    soldstatus $67,500
19. 2022-01-17
    soldstatus $67,500 347-char remark

    Show marketing remark (347 chars)

    You're going to love how updated this house is. The roof, HVAC, water heater and septic tank all under 6 years old! The 1.4 acres this property sits on is still very secluded for perfect peace and quiet. Grab some rocking chairs on the front porch and enjoy your mornings and afternoons without city traffic. Come make this your perfect get away

20. 2021-04-19
    listed $80,000 347-char remark

    Show marketing remark (347 chars)

    You're going to love how updated this house is. The roof, HVAC, water heater and septic tank all under 6 years old! The 1.4 acres this property sits on is still very secluded for perfect peace and quiet. Grab some rocking chairs on the front porch and enjoy your mornings and afternoons without city traffic. Come make this your perfect get away

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $972 · $81/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 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,455
• − Mortgage interest: −$3,243
• − Property taxes: −$972
• − Insurance: −$290
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$1,684
• Taxable income: $3,433
• Est. tax owed @ 24.0%: −$824
• After-tax cash flow: $3,321/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: Montgomery County
• NCES district ID: 0102430
• Math proficiency: 9% ▼ -21.00%
• Reading proficiency: 31% ▼ -1.00%
• Median HH income: $43,902
• Composite: 17.24/100
• National rank: #9093
• State rank: #106 of 129 in AL

Livability — Ramer

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,049

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 224,008 people
• By 2030: 221,460 · -1.1%
• By 2040: 214,179 · -4.4%
• By 2050: 204,912 · -8.5%
• By 2075: 177,821 · -20.6%
• By 2100: 145,134 · -35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 52% Black 38% Hispanic / Latino 9%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 1% Greek 1%
• Foreign-born: 0% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Montgomery

• 2024 margin: Solid D (+30.7) · D 64.8% · R 34.1% · Other 1.1%
• 2008→2024 swing: +11.5pp toward D · 2008: 19.2pp · 2024: 30.7pp
• All cycles: 2024: D+30.7 2020: D+31.5 2016: D+26.2 2012: D+24.3 2008: D+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.76%
• Current HPI: 133.089
• 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

-26.4% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $58,900 MAAR
• 2026-02-05 Listed $59,900 MAAR
• 2022-03-18 Sold (Public Records) $67,500 Public Records
• 2022-01-17 Sold (MLS) $67,500 MAAR
• 2021-04-19 Listed $80,000 MAAR

Property tax history

+10.8%/yr

Latest (2025): $972 · +6.9% YoY. Source: county tax records.