500 S Main St · Demopolis, AL 36732

$74,900

2 bd · 1.0 ba · 1,467 sqft · SingleFamily public records · 177 Days on market

Built 1900 10,454 sqft lot $51/sqft · 39% below area Est $123k · 39% under ↓ 12% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.0/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

Key facts

• Fenced in back yard
• Corner lot
• 0.24 acre lot

Tags

• FENCED IN BACK YARD
• CORNER LOT
• SMALL OUTBUILDING IN BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($749 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#441 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: schools D-, crime F, amenities F.
• Demopolis City (town): math 22% / reading 43% proficiency, ranked #64 of 129 in AL (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marengo County population projected at -29% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $65,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1900 — 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 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?
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: 1.00% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

• ARV (median comp): $122,865
• List price: $74,900
• Delta: -39.04%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Chestnut Ave S	0.33mi	3/2.0 (+1)	1,449 (-1%)	1mo	$53,000	$37	73
601 W Pettus St	0.31mi	3/2.0 (+1)	1,420 (-3%)	18mo	$120,000	$85	56
1005 Cedar Crest Dr	0.61mi	3/2.0 (+1)	1,479 (+1%)	18mo	$80,000	$54	46
805 Arcola Rd	0.69mi	3/2.0 (+1)	1,624 (+11%)	12mo	$83,000	$51	31
501 Herbert St	0.64mi	3/2.0 (+1)	1,597 (+9%)	22mo	$214,000	$134	28

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

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.82×
• Total profit: $-3,877
• Equity at exit: $11,168

10-year hold

• IRR: 4.7%
• Equity multiple: 1.34×
• Total profit: $7,196
• Equity at exit: $6,476

Cash invested: $20,972 (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 36732

• Home prices YoY: -24.2%
• Active inventory: 10
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $749 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$157
• Net cashflow: $130

Break-even live

Break-even rent $584

Max offer price $74,900

Occupancy floor 78%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 E Boundary St Demopolis, AL	1.0–3.0	1.0–2.0	825	$749	$0.91	43d	1	0.58mi

Listing history 16 events

1. 2026-06-09
   status $74,900 Pending 177 DOM
2. 2026-06-08
   days on market $74,900 Active 177 DOM
3. 2026-06-07
   days on market $74,900 Active 176 DOM
4. 2026-06-05
   days on market $74,900 Active 174 DOM
5. 2026-06-04
   days on market $74,900 Active 172 DOM
6. 2026-06-02
   days on market $74,900 Active 171 DOM
7. 2026-06-01
   days on market $74,900 Active 170 DOM
8. 2026-05-31
   days on market $74,900 Active 169 DOM
9. 2026-05-31
   days on market $74,900 Active 168 DOM
10. 2026-04-28
    status Active 232-char remark

    Show marketing remark (232 chars)

    BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

11. 2026-04-28
    price $85,000 232-char remark

    Show marketing remark (232 chars)

    BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

12. 2026-01-28
    status Pending 232-char remark

    Show marketing remark (232 chars)

    BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

13. 2025-12-15
    price $89,900 232-char remark

    Show marketing remark (232 chars)

    BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

14. 2025-11-14
    price $92,500 232-char remark

    Show marketing remark (232 chars)

    BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

15. 2025-10-15
    price $94,900 232-char remark

    Show marketing remark (232 chars)

    BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

16. 2025-09-15
    listed $97,000 Active 232-char remark

    Show marketing remark (232 chars)

    BUILT IN 1900 THIS HOME HAS ENDURED TIME AND IS NOW AVAILABLE FOR YOU TO TOUR AND MAKE YOUR OWN. 2 BEDROM 2 BATH HOME WITH FENCED IN BACK YARD ON CORNER LOT. MIXTURE OF CARPETED AND HARDWOOD FLOORING. SMALL OUTBUIDLING IN BACK YARD.

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $452 · $38/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $8,988
• − Mortgage interest: −$4,196
• − Property taxes: −$452
• − Insurance: −$374
• − Repairs & maintenance: −$719
• − Management: −$719
• − Depreciation: −$2,179
• Taxable income: $349
• Est. tax owed @ 24.0%: −$84
• After-tax cash flow: $1,477/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: Demopolis City
• NCES district ID: 0101200
• Math proficiency: 22% ▼ -17.00%
• Reading proficiency: 43% ▲ 3.00%
• Median HH income: $33,258
• Composite: 26.59/100
• National rank: #7179
• State rank: #64 of 129 in AL

Livability — Demopolis

• Score: 55/100
• State rank: #441
• US rank: #23447

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Demopolis, AL
• Population (ZIP): 8,339

Population outlook (Marengo County) Hauer SSP2

• Today (2025): 17,880 people
• By 2030: 16,760 · -6.3%
• By 2040: 14,599 · -18.4%
• By 2050: 12,729 · -28.8%
• By 2075: 9,601 · -46.3%
• By 2100: 7,966 · -55.4%

Race, ethnicity, and origin ACS 2023

• Race & ethnicity: Black 48% White 47% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Marengo

• 2024 margin: Toss-up / Even · D 47.9% · R 51.6%
• 2008→2024 swing: -7.3pp toward R · 2008: 3.6pp · 2024: -3.8pp
• All cycles: 2024: R+3.8 2020: D+1.3 2016: D+3.5 2012: D+7.2 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.57%
• Current HPI: 133.6557
• 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

-12.4% since first listed

7 events — show timeline

• 2026-04-28 Relisted — WAMLS
• 2026-04-28 Price Changed $85,000 WAMLS
• 2026-01-28 Pending — WAMLS
• 2025-12-15 Price Changed $89,900 WAMLS
• 2025-11-14 Price Changed $92,500 WAMLS
• 2025-10-15 Price Changed $94,900 WAMLS
• 2025-09-15 Listed $97,000 WAMLS

Property tax history

-0.3%/yr

Latest (2025): $452 · +22.8% YoY. Source: county tax records.