22718 7th Ave · Florala, AL 36442

$120,000

3 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 126 Days on market

Built 1913 $74/sqft · at area comps Est $152k · 21% under ↓ 14% since listing

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Why this score? — see what drove the C 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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step back in time and discover the charm and character of this 3-bedroom, 1-bath home built in 1913. Situated on a spacious . 52-acre lot, this property offers endless potential for the right buyer willing to give it the TLC it deserves. Inside, you’ll find a welcoming foyer that sets the tone for the home’s vintage appeal, along with a dedicated dining area perfect for gatherings and family meals. Original pocket-style doors—true to the period in which the home was built—add both function and timeless character, offering a beautiful glimpse into early 20th-century craftsmanship. Relax and unwind on not one, but two screened porches—ideal for enjoying your morning coffee or peaceful evenings outdoors without the bugs. The expansive yard is a true highlight, featuring mature fruit trees and beautiful pecan trees that provide both shade and seasonal harvests. With its classic bones, generous lot, and unique historic features, this property is a rare opportunity to restore a piece of history and make it your own.

Key facts

• Mature fruit trees
• Spacious lot
• Two screened porches

Tags

• SPACIOUS LOT
• DEDICATED DINING AREA
• ORIGINAL POCKET-STYLE DOORS
• TWO SCREENED PORCHES
• MATURE FRUIT TREES
• PECAN TREES

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 $57 ($686/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 $112k (6.5% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#130 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: health & safety C-, schools F, amenities 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.
• Market conditions: 61 active listings in the ZIP; 13 units permitted in Covington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($830 loan paydown + $5k appreciation (4.0% local appreciation)).
• Covington County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1913 — 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. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.04%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $151,843
• List price: $120,000
• Delta: -20.97%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1321 5th St	0.19mi	3/1.0	1,602 (-2%)	9mo	$115,000	$72	81
22889 Fifth St	0.21mi	3/1.0	1,701 (+4%)	6mo	$155,000	$91	78
1428 Sixth St	0.12mi	3/1.0	1,780 (+9%)	24mo	$139,500	$78	60

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

Projected returns pro-forma

3.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.73×
• Total profit: $24,402
• Equity at exit: $60,646

10-year hold

• IRR: 13.6%
• Equity multiple: 3.21×
• Total profit: $74,352
• Equity at exit: $99,036

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 36442

• Home prices YoY: 2.2%
• Active inventory: 61
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $57

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $99	+0% $57	+5% $16	+10% $-26
Rent	-10% $-31	-5% $13	+0% $57	+5% $101	+10% $146
Rate	-1.0pp $118	-0.5pp $88	base $57	+0.5pp $26	+1.0pp $-6

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 20 events

1. 2026-06-21
   days on market $120,000 Active 126 DOM
2. 2026-06-19
   days on market $120,000 Active 124 DOM
3. 2026-06-18
   days on market $120,000 Active 123 DOM
4. 2026-06-17
   days on market $120,000 Active 122 DOM
5. 2026-06-16
   days on market $120,000 Active 121 DOM
6. 2026-06-15
   days on market $120,000 Active 120 DOM
7. 2026-06-14
   days on market $120,000 Active 118 DOM
8. 2026-06-12
   days on market $120,000 Active 117 DOM
9. 2026-06-09
   days on market $120,000 Active 114 DOM
10. 2026-06-08
    days on market $120,000 Active 113 DOM
11. 2026-06-07
    days on market $120,000 Active 112 DOM
12. 2026-06-07
    days on market $120,000 Active 111 DOM
13. 2026-06-04
    days on market $120,000 Active 108 DOM
14. 2026-06-02
    days on market $120,000 Active 107 DOM
15. 2026-06-01
    days on market $120,000 Active 106 DOM
16. 2026-05-31
    days on market $120,000 Active 105 DOM
17. 2026-05-31
    days on market $120,000 Active 104 DOM
18. 2026-02-15
    listed $120,000 Active 1055-char remark

    Show marketing remark (1055 chars)

    Step back in time and discover the charm and character of this 3-bedroom, 1-bath home built in 1913. Situated on a spacious . 52-acre lot, this property offers endless potential for the right buyer willing to give it the TLC it deserves. Inside, you’ll find a welcoming foyer that sets the tone for the home’s vintage appeal, along with a dedicated dining area perfect for gatherings and family meals. Original pocket-style doors—true to the period in which the home was built—add both function and timeless character, offering a beautiful glimpse into early 20th-century craftsmanship. Relax and unwind on not one, but two screened porches—ideal for enjoying your morning coffee or peaceful evenings outdoors without the bugs. The expansive yard is a true highlight, featuring mature fruit trees and beautiful pecan trees that provide both shade and seasonal harvests. With its classic bones, generous lot, and unique historic features, this property is a rare opportunity to restore a piece of history and make it your own.

19. 2024-04-07
    status Active
20. 2024-03-18
    listed $140,000 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $13,465
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,491
• Taxable loss: −$1,302
• Est. tax savings @ 24.0%: +$312
• After-tax cash flow: $999/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 — Florala

• Score: 65/100
• State rank: #130
• US rank: #13167

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florala, AL
• Population (ZIP): 3,615

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 (83%)
• Race & ethnicity: White 83% Black 11% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 3.97%
• Current HPI: 182.2844
• 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

-14.3% since first listed

3 events — show timeline

• 2026-02-15 Listed $120,000 WBR
• 2024-04-07 Relisted — WBR
• 2024-03-18 Listed $140,000 WBR

Property tax history

-3.4%/yr

Latest (2025): $218 · +8.5% YoY. Source: county tax records.