63 Ryan Rd · Eva, AL 35621

$100,000

4 bd · 2.0 ba · 1,332 sqft · SingleFamily public records · 5 Days on market

Built 2003 0.70 ac lot Est $91k · 10% over

---

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
• Appreciation +7.1/10.0
• Livability +3.3/5.0
• ARV discount +2.8/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity for investors or buyers looking for a property with potential! This 4 bedroom, 2 bath home offers a spacious layout and plenty of room to transform into a primary residence, rental property, or investment project. Situated on a generous lot, the home provides a solid foundation for updates and improvements. Conveniently located with easy access to nearby amenities and major roadways. Property is being sold as-is and is a foreclosure. Right of redemption may apply. Don’t miss the chance to unlock the value this property has to offer.

Key facts

• 0.7 acre lot
• Parking
• Pool

Property features AI

Finance

• Other: Lot approximately 0.7 acre; Living area approximately 1,259 square feet; Subdivision: Metes And Bounds; Located just off Hwy 67 with quick access to I-65; minutes from Eva School, about 20 minutes to Cullman and 40 minutes to Huntsville
• HOA & community: No homeowners association

Exterior

• Parking: Carport with space for 1 vehicle
• Utilities: Public sewer; Public water
• Home design: Single family residence; Residential property; Built in 2003; One-story (entry level details not provided)
• Construction: Slab foundation
• Exterior features: Private pool; Public water

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 8 total rooms; 2 full bathrooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 66/100 on livability (#104 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Morgan County (rural): math 19% / reading 43% proficiency, ranked #61 of 129 in AL (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eva School (math 23% / reading 47%, grade F, #291 of 627 statewide, top 47%, 371 students, 64% FRL); Albert P Brewer High School (math 22% / reading 27%, grade F, #118 of 305 statewide, top 45%, 717 students, 59% FRL) — zoned schools average 62% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP; 231 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.2% local appreciation)).
• Morgan County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $90,576
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Ryan Rd	0.00mi	4/2.0	1,259 (-6%)	0mo	$85,000	$68	90

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

Projected returns pro-forma

4.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.0%
• Equity multiple: 3.14×
• Total profit: $59,957
• Equity at exit: $51,740

10-year hold

• IRR: 34.9%
• Equity multiple: 6.28×
• Total profit: $147,701
• Equity at exit: $85,464

Cash invested: $28,000 (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 35621

• Home prices YoY: 1.4%
• Active inventory: 21
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $587/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $653

Break-even live

Break-even rent $778

Max offer price $100,000

Occupancy floor 54%

Sensitivity live

Price	-10% $709	-5% $681	+0% $653	+5% $624	+10% $596
Rent	-10% $526	-5% $589	+0% $653	+5% $716	+10% $779
Rate	-1.0pp $703	-0.5pp $678	base $653	+0.5pp $627	+1.0pp $600

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-14
   status Pending
2. 2026-05-09
   listed $100,000 Active
3. 2025-09-17
   listed $129,000 Active
4. 2019-07-08
   soldstatus $105,000
5. 2018-05-10
   soldstatus $84,200
6. 2009-11-11
   listed $79,000
7. 2003-02-04
   soldstatus $14,250

ⓘ 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: $587 · $49/mo
• Projected year-2 tax: $587 · $49/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,255
• − Mortgage interest: −$5,602
• − Property taxes: −$587
• − Insurance: −$500
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$2,909
• Taxable income: $6,576
• Est. tax owed @ 24.0%: −$1,578
• After-tax cash flow: $6,253/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: Morgan County
• NCES district ID: 0102480
• Math proficiency: 19% ▼ -28.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $47,362
• Composite: 26.68/100
• National rank: #7157
• State rank: #61 of 129 in AL

Livability — Eva

• Score: 66/100
• State rank: #104
• US rank: #11687

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eva, AL
• Population (ZIP): 3,292

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 118,775 people
• By 2030: 116,979 · -1.5%
• By 2040: 111,800 · -5.9%
• By 2050: 105,181 · -11.4%
• By 2075: 87,736 · -26.1%
• By 2100: 67,624 · -43.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 4% Two or more races 2%
• Common ancestry: Slovak 3% Serbian 2% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+52.6) · D 23.2% · R 75.8%
• 2008→2024 swing: -8.8pp toward R · 2008: -43.8pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+49.2 2016: R+52.4 2012: R+44.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.18%
• Current HPI: 299.7823
• 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

+601.8% since first listed

7 events — show timeline

• 2026-05-14 Pending — VMLS
• 2026-05-09 Listed $100,000 VMLS
• 2025-09-17 Listed $129,000 VMLS
• 2019-07-08 Sold (Public Records) $105,000 Public Records
• 2018-05-10 Sold (Public Records) $84,200 Public Records
• 2009-11-11 Listed $79,000 SAARMLS
• 2003-02-04 Sold (Public Records) $14,250 Public Records

Property tax history

+3.0%/yr

Latest (2025): $587 · -2.4% YoY. Source: county tax records.