1833 County Road 42 · Wedowee, AL 36274

$55,000

3 bd · 2.0 ba · 1,932 sqft · SingleFamily public records · 34 Days on market

Built 1968 0.49 ac lot

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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
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming fixer-upper in a great location. This 3 bedroom, 2 bath is located on a quiet paved road with an open floor plan. Whether you are fixing and flipping or making your dream home, this one has potential. CASH OR CONVENTIONAL 20% DOWN FINANCING ONLY! NO FHA, VA, OR USDA FINANCING.

Key facts

• 0.49 acre lot
• Built 1968
• Listed 33 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Well water; Septic system; Electric water heater; Internet service available
• Home design: Existing construction; Concrete/block construction; Slab foundation
• Construction: Concrete/block exterior; Slab foundation; Existing (previously built)
• Exterior features: Approximately 0.49 acres; Not waterfront; No pool, patio, deck, or garden/patio; Flood plain: no

Interior

• Kitchen: Laminate countertops; Electric oven
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Tub/shower combo
• Heating & cooling: No central heat (space heaters); Window air conditioning units
• Interior features: Vinyl flooring; Ceilings: Other (see remarks); Attic present; No additional interior amenities listed
• Laundry & utility: No specific laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#456 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D-, crime F, amenities F.
• Randolph County (rural): math 11% / reading 38% proficiency, ranked #96 of 129 in AL (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Randolph County population projected at -17% 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($53k) 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: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 2.08% ✓
• Cap rate: 18.90%
• Cash-on-cash: 45.03%
• DSCR: 3.00
• GRM: 4.0

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: 42.1%
• Equity multiple: 2.81×
• Total profit: $27,876
• Equity at exit: $8,201

10-year hold

• IRR: 48.2%
• Equity multiple: 5.65×
• Total profit: $71,604
• Equity at exit: $4,755

Cash invested: $15,400 (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 36274

• Home prices YoY: -7.9%
• Active inventory: 78
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$16 /mo · $198/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $578

Break-even live

Break-even rent $415

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $609	-5% $593	+0% $578	+5% $562	+10% $547
Rent	-10% $487	-5% $533	+0% $578	+5% $623	+10% $668
Rate	-1.0pp $606	-0.5pp $592	base $578	+0.5pp $564	+1.0pp $549

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 34 DOM
2. 2026-06-18
   days on market $55,000 Active 33 DOM
3. 2026-06-17
   days on market $55,000 Active 32 DOM
4. 2026-06-16
   days on market $55,000 Active 31 DOM
5. 2026-06-15
   days on market $55,000 Active 30 DOM
6. 2026-06-14
   days on market $55,000 Active 28 DOM
7. 2026-06-12
   statusdays on market $55,000 Active 27 DOM
8. 2026-06-09
   days on market $55,000 Contingent 24 DOM
9. 2026-06-08
   days on market $55,000 Contingent 23 DOM
10. 2026-06-07
    days on market $55,000 Contingent 22 DOM
11. 2026-06-05
    days on market $55,000 Contingent 19 DOM
12. 2026-06-03
    days on market $55,000 Contingent 18 DOM
13. 2026-06-02
    days on market $55,000 Contingent 17 DOM
14. 2026-06-01
    days on market $55,000 Contingent 16 DOM
15. 2026-05-31
    days on market $55,000 Contingent 15 DOM
16. 2026-05-30
    days on market $55,000 Contingent 14 DOM
17. 2026-05-16
    listed Contingent
18. 2026-05-14
    listed $55,000

ⓘ 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: $198 · $16/mo
• Projected year-2 tax: $226 · $19/mo
• Expected delta: +$28/yr (+$2/mo · 14.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $13,757
• − Mortgage interest: −$3,081
• − Property taxes: −$198
• − Insurance: −$275
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$1,600
• Taxable income: $6,402
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $5,398/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: Randolph County
• NCES district ID: 0102820
• Math proficiency: 11% ▼ -25.00%
• Reading proficiency: 38% ▲ 1.00%
• Median HH income: $38,802
• Composite: 20.46/100
• National rank: #8575
• State rank: #96 of 129 in AL

Livability — Wedowee

• Score: 54/100
• State rank: #456
• US rank: #23799

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

• Population (ZIP): 9,827

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 22,095 people
• By 2030: 21,500 · -2.7%
• By 2040: 20,042 · -9.3%
• By 2050: 18,428 · -16.6%
• By 2075: 14,828 · -32.9%
• By 2100: 11,511 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 29% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Serbian 3% Italian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+64.8) · D 17.3% · R 82.2%
• 2008→2024 swing: -25.3pp toward R · 2008: -39.6pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+58.6 2016: R+53.4 2012: R+39.9 2008: R+39.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.15%
• Current HPI: 188.5223
• 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

2 events — show timeline

• 2026-05-16 Listed — Greater Alabama MLS
• 2026-05-14 Listed $55,000 Greater Alabama MLS

Property tax history

-5.7%/yr

Latest (2024): $198 · +8.0% YoY. Source: county tax records.