6597 County Road 170 · Hillsboro, AL 35673

$71,900

3 bd · 1.0 ba · 1,069 sqft · SingleFamily public records · 74 Days on market

Built 1965 0.90 ac lot $67/sqft · 12% above area Est $60k · 20% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bath on almost an acre of land (.90 of a acre) needs a little TLC. Roof replaced 2019.

Key facts

• 0.9 acre lot
• Built 1965
• Listed 74 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $72k).
• Recommended offer: $68k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#134 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.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Lawrence Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 546 students, 70% FRL); East Lawrence Middle School (math 15% / reading 39%, grade F, #147 of 257 statewide, top 58%, 419 students, 78% FRL); East Lawrence High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 474 students, 67% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 85 active listings in the ZIP; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $497 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lawrence County population projected at -25% 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 $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $72k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $67,586 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 1.36% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.64%
• DSCR: 1.92
• GRM: 6.1

CMA / ARV

• ARV (median comp): $60,000
• List price: $71,900
• Delta: 19.83%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6597 County Road 170	0.00mi	3/1.0	996 (-7%)	0mo	$60,000	$60	88
124 County Road 575	0.69mi	3/1.0	1,028 (-4%)	10mo	$25,000	$24	53

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: 12.9%
• Equity multiple: 1.52×
• Total profit: $10,370
• Equity at exit: $10,721

10-year hold

• IRR: 21.8%
• Equity multiple: 2.85×
• Total profit: $37,307
• Equity at exit: $6,217

Cash invested: $20,132 (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 35673

• Home prices YoY: -7.0%
• Active inventory: 85
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $978 medium
• Mortgage (P&I): −$377
• Tax from tax record: −$19 /mo · $234/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $346

Break-even live

Break-even rent $540

Max offer price $71,900

Occupancy floor 60%

Sensitivity live

Price	-10% $387	-5% $367	+0% $346	+5% $326	+10% $305
Rent	-10% $269	-5% $308	+0% $346	+5% $385	+10% $423
Rate	-1.0pp $382	-0.5pp $364	base $346	+0.5pp $328	+1.0pp $309

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: $17,975
• Closing costs: $2,157
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Pending 94-char remark

   Show marketing remark (94 chars)

   3 bed 1 bath on almost an acre of land (.90 of a acre) needs a little TLC. Roof replaced 2019.

2. 2026-04-01
   price $71,900 94-char remark

   Show marketing remark (94 chars)

   3 bed 1 bath on almost an acre of land (.90 of a acre) needs a little TLC. Roof replaced 2019.

3. 2026-03-05
   listed $76,900 Active 94-char remark

   Show marketing remark (94 chars)

   3 bed 1 bath on almost an acre of land (.90 of a acre) needs a little TLC. Roof replaced 2019.

4. 2004-11-02
   soldstatus $30,000

ⓘ 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: $234 · $19/mo
• Projected year-2 tax: $295 · $25/mo
• Expected delta: +$61/yr (+$5/mo · 26.1%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $11,737
• − Mortgage interest: −$4,028
• − Property taxes: −$234
• − Insurance: −$360
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$2,092
• Taxable income: $3,147
• Est. tax owed @ 24.0%: −$755
• After-tax cash flow: $3,399/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Hillsboro

• Score: 65/100
• State rank: #134
• US rank: #13236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,679

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Two or more races 7% Native American 4% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 6% Vietnamese 1%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.40%
• Current HPI: 245.1236
• 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

+139.7% since first listed

4 events — show timeline

• 2026-05-18 Pending — VMLS
• 2026-04-01 Price Changed $71,900 VMLS
• 2026-03-05 Listed $76,900 VMLS
• 2004-11-02 Sold (Public Records) $30,000 Public Records

Property tax history

-2.2%/yr

Latest (2025): $234 · -50.3% YoY. Source: county tax records.