213 Rock Creek Rd · Headland, AL 36345

$159,999

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 28 Days on market

Built 1971 0.27 ac lot

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently renovated 3 bed 2 bath home in Headland. New metal roof. New HVAC system. LVP flooring throughout. Newly remodeled baths. Freshly painted. Termite bond. This home is move in ready!

Key facts

• Move-in ready
• Durable metal roof
• Completely remodeled

Tags

• COMPLETELY REMODELED
• MODERN UPDATES
• MOVE-IN READY
• THOUGHTFULLY RENOVATED
• NEW KITCHEN CABINETS
• DURABLE METAL ROOF

Property features AI

Exterior

• Parking: Attached carport; One covered parking space; One total parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and wood siding exterior
• Exterior features: No patio or porch listed; Waterfront lot

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms
• Interior features: Double pane windows; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.8% in Headland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#101 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Headland Elementary School (math 39% / reading 59%, grade D, #132 of 627 statewide, top 21%, 858 students, 48% FRL); Headland Middle School (math 16% / reading 58%, grade F, #73 of 257 statewide, top 29%, 576 students, 47% FRL); Headland High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 412 students, 49% FRL).
• Market conditions: 172 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $101k; list at $160k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $157,599 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.94%
• DSCR: 1.40
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $71,808
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 A.b. Cotton Dr	0.09mi	3/1.0	1,075 (+2%)	17mo	$55,000	$51	79
116 Valley View Ter	0.11mi	3/1.0	1,025 (-3%)	20mo	$70,000	$68	73
210 Davenport St	0.24mi	3/1.5	1,164 (+10%)	4mo	$100,000	$86	66

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,753
• Equity at exit: $23,856

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $22,920
• Equity at exit: $13,834

Cash invested: $44,800 (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 36345

• Home prices YoY: -16.0%
• Active inventory: 172
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$39 /mo · $469/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $334

Break-even live

Break-even rent $1,196

Max offer price $159,999

Occupancy floor 74%

Sensitivity live

Price	-10% $424	-5% $379	+0% $334	+5% $288	+10% $243
Rent	-10% $206	-5% $270	+0% $334	+5% $398	+10% $461
Rate	-1.0pp $414	-0.5pp $374	base $334	+0.5pp $292	+1.0pp $250

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $159,999 Active 28 DOM
2. 2026-06-18
   days on market $159,999 Active 27 DOM
3. 2026-06-17
   days on market $159,999 Active 26 DOM
4. 2026-06-16
   days on market $159,999 Active 25 DOM
5. 2026-06-15
   pricedays on market $159,999 Active 24 DOM
6. 2026-06-14
   days on market $165,000 Active 22 DOM
7. 2026-06-12
   days on market $165,000 Active 21 DOM
8. 2026-06-09
   days on market $165,000 Active 18 DOM
9. 2026-06-08
   days on market $165,000 Active 17 DOM
10. 2026-06-07
    days on market $165,000 Active 16 DOM
11. 2026-06-03
    days on market $165,000 Active 12 DOM
12. 2026-06-02
    days on market $165,000 Active 11 DOM
13. 2026-06-01
    days on market $165,000 Active 10 DOM
14. 2026-05-31
    days on market $165,000 Active 9 DOM
15. 2026-05-30
    days on market $165,000 Active 8 DOM
16. 2026-05-22
    listed $165,000 Active
17. 2022-01-28
    soldstatus $101,000 189-char remark

    Show marketing remark (189 chars)

    Recently renovated 3 bed 2 bath home in Headland. New metal roof. New HVAC system. LVP flooring throughout. Newly remodeled baths. Freshly painted. Termite bond. This home is move in ready!

18. 2022-01-28
    soldstatus $101,000

    Show marketing remark (189 chars)

    Recently renovated 3 bed 2 bath home in Headland. New metal roof. New HVAC system. LVP flooring throughout. Newly remodeled baths. Freshly painted. Termite bond. This home is move in ready!

19. 2021-08-11
    soldstatus $34,000
20. 2002-02-15
    soldstatus $34,000

ⓘ 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: $469 · $39/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$187/yr (+$16/mo · 40.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,419
• − Mortgage interest: −$8,962
• − Property taxes: −$469
• − Insurance: −$800
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$4,655
• Taxable income: $1,426
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $3,661/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Headland

• Score: 66/100
• State rank: #101
• US rank: #11540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Headland, AL
• City population: 8,838
• Population (ZIP): 8,838

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 16% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Vietnam

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.45%
• Current HPI: 213.0749
• 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

+385.3% since first listed

5 events — show timeline

• 2026-05-22 Listed $165,000 SAMLS
• 2022-01-28 Sold (Public Records) $101,000 Public Records
• 2022-01-28 Sold (MLS) $101,000 SAMLS
• 2021-08-11 Sold (Public Records) $34,000 Public Records
• 2002-02-15 Sold (Public Records) $34,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $469 · +4.7% YoY. Source: county tax records.