355 Main St · Vina, AL 35593

$80,000

3 bd · 1.0 ba · 1,325 sqft · SingleFamily · 370 Days on market

Built 1900 Good condition 6,534 sqft lot $60/sqft · 31% below area Est $116k · 31% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +4.1/10.0
• Condition / age +4.0/5.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Step back in time with this delightful early 1900s farmhouse, full of character and potential. Nestled on a manageable lot, this cozy home offers vintage charm in a prime location?just a short walk to the local school and park. Perfect for first-time buyers, investors, or anyone looking to bring new life to a piece of history. Enjoy the peaceful setting while still being close to everyday conveniences.

Key facts

• Short walk to park
• Peaceful setting
• Prime location

Tags

• EARLY 1900S FARMHOUSE
• PRIME LOCATION
• SHORT WALK TO LOCAL SCHOOL
• SHORT WALK TO PARK
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#349 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: employment D, schools F, crime F.
• Franklin County (rural): math 17% / reading 36% proficiency, ranked #84 of 129 in AL (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 13 active listings in the ZIP; 15 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $553 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-1.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 370 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) 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.

Recommended offer $70,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 370 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 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: 1.36% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.39%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $115,551
• List price: $80,000
• Delta: -30.77%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.48×
• Total profit: $10,857
• Equity at exit: $16,522

10-year hold

• IRR: 18.4%
• Equity multiple: 2.72×
• Total profit: $38,517
• Equity at exit: $15,071

Cash invested: $22,400 (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 35593

• Home prices YoY: -1.1%
• Active inventory: 13
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $306

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 67%

Sensitivity live

Price	-10% $361	-5% $334	+0% $306	+5% $278	+10% $251
Rent	-10% $220	-5% $263	+0% $306	+5% $349	+10% $392
Rate	-1.0pp $346	-0.5pp $326	base $306	+0.5pp $285	+1.0pp $264

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $80,000 Active 370 DOM
2. 2026-06-18
   days on market $80,000 Active 369 DOM
3. 2026-06-17
   days on market $80,000 Active 368 DOM
4. 2026-06-16
   days on market $80,000 Active 367 DOM
5. 2026-06-15
   days on market $80,000 Active 366 DOM
6. 2026-06-14
   days on market $80,000 Active 364 DOM
7. 2026-06-13
   days on market $80,000 Active 363 DOM
8. 2026-06-10
   days on market $80,000 Active 361 DOM
9. 2026-06-09
   days on market $80,000 Active 360 DOM
10. 2026-06-08
    days on market $80,000 Active 359 DOM
11. 2026-06-07
    days on market $80,000 Active 358 DOM
12. 2026-06-05
    days on market $80,000 Active 355 DOM
13. 2026-06-03
    days on market $80,000 Active 354 DOM
14. 2026-06-02
    days on market $80,000 Active 353 DOM
15. 2026-06-01
    days on market $80,000 Active 352 DOM
16. 2026-05-31
    days on market $80,000 Active 351 DOM
17. 2026-05-30
    days on market $80,000 Active 350 DOM
18. 2026-04-21
    price $80,000 405-char remark

    Show marketing remark (405 chars)

    Step back in time with this delightful early 1900s farmhouse, full of character and potential. Nestled on a manageable lot, this cozy home offers vintage charm in a prime location?just a short walk to the local school and park. Perfect for first-time buyers, investors, or anyone looking to bring new life to a piece of history. Enjoy the peaceful setting while still being close to everyday conveniences.

19. 2025-06-11
    listed $85,000 Active 405-char remark

    Show marketing remark (405 chars)

    Step back in time with this delightful early 1900s farmhouse, full of character and potential. Nestled on a manageable lot, this cozy home offers vintage charm in a prime location?just a short walk to the local school and park. Perfect for first-time buyers, investors, or anyone looking to bring new life to a piece of history. Enjoy the peaceful setting while still being close to everyday conveniences.

20. 2024-06-27
    listed $49,900 Active

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

Taxation est. · year 1

• Rental income: $13,045
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,044
• − Management: −$1,044
• − Depreciation: −$2,327
• Taxable income: $2,549
• Est. tax owed @ 24.0%: −$612
• After-tax cash flow: $3,059/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 · 12 photos

Good 80/100 Cosmetic rehab

This charming early 1900s farmhouse is in good condition with potential for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace ceiling fan with modern light fixture — Improves functionality and style
• Both Install new kitchen appliances — Modernizes the space and increases appeal
• Both Add smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace ceiling fan with modern light fixture — Improves functionality and style ↑
• Both Install new kitchen appliances — Modernizes the space and increases appeal ↑
• Both Add smart home features — Enhances convenience and marketability ↑

ⓘ 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: Franklin County
• NCES district ID: 0101590
• Math proficiency: 17% ▼ -21.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $37,979
• Composite: 22.08/100
• National rank: #8187
• State rank: #84 of 129 in AL

Livability — Vina

• Score: 58/100
• State rank: #349
• US rank: #20739

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vina, AL
• Population (ZIP): 1,522

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 31,545 people
• By 2030: 31,335 · -0.7%
• By 2040: 30,983 · -1.8%
• By 2050: 30,744 · -2.5%
• By 2075: 30,173 · -4.3%
• By 2100: 29,478 · -6.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+73.3) · D 13.0% · R 86.2%
• 2008→2024 swing: -34.1pp toward R · 2008: -39.2pp · 2024: -73.3pp
• All cycles: 2024: R+73.3 2020: R+65.9 2016: R+60.8 2012: R+40.5 2008: R+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.74%
• Current HPI: 162.7623
• 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

+60.3% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $80,000 SAARMLS
• 2025-06-11 Listed $85,000 SAARMLS
• 2024-06-27 Listed $49,900 SAARMLS