131 Reeves Dr · Mosses, AL 36040

$40,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily · 221 Days on market

Built 1971 Good condition 0.25 ac lot $39/sqft · 96% above area ↓ 19% 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 +5.0/10.0
• Condition / age +3.8/5.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Attention Investors and First time buyers, don't miss the opportunity to make this home yours!! Fresh paint, new carpet, recently installed water heater, newer roof. Come see this lovely home!!

Key facts

• 0.25 acre lot
• Parking
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($986 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 53/100 on livability (#481 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools F, crime F, amenities F.
• Lowndes County (rural): math 22% / reading 21% proficiency, ranked #124 of 133 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• Lowndes County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 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 1971 — 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. 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?
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: 2.46% ✓
• Cap rate: 21.36%
• Cash-on-cash: 53.83%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (median comp): $20,384
• List price: $40,000
• Delta: 96.23%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.9%
• Equity multiple: 4.29×
• Total profit: $36,829
• Equity at exit: $17,986

10-year hold

• IRR: 58.4%
• Equity multiple: 8.70×
• Total profit: $86,295
• Equity at exit: $27,718

Cash invested: $11,200 (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 36040

• Active inventory: 3
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $502

Break-even live

Break-even rent $350

Max offer price $40,000

Occupancy floor 44%

Sensitivity live

Price	-10% $530	-5% $516	+0% $502	+5% $489	+10% $475
Rent	-10% $424	-5% $463	+0% $502	+5% $541	+10% $580
Rate	-1.0pp $523	-0.5pp $513	base $502	+0.5pp $492	+1.0pp $481

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $40,000 Active 221 DOM
2. 2026-06-18
   days on market $40,000 Active 218 DOM
3. 2026-06-17
   days on market $40,000 Active 217 DOM
4. 2026-06-16
   days on market $40,000 Active 216 DOM
5. 2026-06-15
   days on market $40,000 Active 215 DOM
6. 2026-06-14
   days on market $40,000 Active 213 DOM
7. 2026-06-13
   days on market $40,000 Active 212 DOM
8. 2026-06-10
   days on market $40,000 Active 210 DOM
9. 2026-06-09
   days on market $40,000 Active 209 DOM
10. 2026-06-08
    days on market $40,000 Active 208 DOM
11. 2026-06-07
    days on market $40,000 Active 207 DOM
12. 2026-06-03
    days on market $40,000 Active 203 DOM
13. 2026-06-03
    days on market $40,000 Active 202 DOM
14. 2026-06-01
    days on market $40,000 Active 201 DOM
15. 2026-05-31
    days on market $40,000 Active 200 DOM
16. 2026-05-30
    days on market $40,000 Active 199 DOM
17. 2026-05-05
    status Active 193-char remark

    Show marketing remark (193 chars)

    Attention Investors and First time buyers, don't miss the opportunity to make this home yours!! Fresh paint, new carpet, recently installed water heater, newer roof. Come see this lovely home!!

18. 2025-11-07
    listed $65,000 Active 193-char remark

    Show marketing remark (193 chars)

    Attention Investors and First time buyers, don't miss the opportunity to make this home yours!! Fresh paint, new carpet, recently installed water heater, newer roof. Come see this lovely home!!

19. 2025-01-14
    price $69,900
20. 2024-09-21
    listed $79,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 21 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: $11,830
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$1,164
• Taxable income: $5,733
• Est. tax owed @ 24.0%: −$1,376
• After-tax cash flow: $4,653/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.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, including a new roof and fresh paint. It has potential for further updates to the kitchen and bathroom to increase its resale value.

Repairs flagged

• Minor kitchen cabinets — dated and could be updated
• Minor bathroom fixtures — basic and could be upgraded

Value-add opportunities

• Resale update kitchen cabinets — modernizes space
• Resale upgrade bathroom fixtures — enhances appeal
• Both landscape yard — improves curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be updated	Minor	$500–3,000
bathroom fixtures · basic and could be upgraded	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizes space ↑
• Resale upgrade bathroom fixtures — enhances appeal ↑
• Both landscape yard — improves curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Lowndes County
• NCES district ID: 0102160
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 21% ▲ 1.00%
• Median HH income: $28,508
• Composite: 20.29/100
• National rank: #13821
• State rank: #124 of 133 in AL

Livability — Mosses

• Score: 53/100
• State rank: #481
• US rank: #24415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mosses, AL
• City population: 3,539
• Population (ZIP): 3,539

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 8,899 people
• By 2030: 8,133 · -8.6%
• By 2040: 6,789 · -23.7%
• By 2050: 5,785 · -35.0%
• By 2075: 4,745 · -46.7%
• By 2100: 4,957 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (92%)
• Race & ethnicity: Black 92% White 7% Two or more races 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lowndes

• 2024 margin: Solid D (+37.3) · D 68.4% · R 31.1%
• 2008→2024 swing: -12.7pp toward R · 2008: 50.0pp · 2024: 37.3pp
• All cycles: 2024: D+37.3 2020: D+45.9 2016: D+46.9 2012: D+53.1 2008: D+50.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-18.6% since first listed

4 events — show timeline

• 2026-05-05 Relisted — MAAR
• 2025-11-07 Listed $65,000 MAAR
• 2025-01-14 Price Changed $69,900 MAAR
• 2024-09-21 Listed $79,900 MAAR