100 Tanglewood Dr · Headland, AL 36345

$245,000

3 bd · 1.0 ba · 1,565 sqft · SingleFamily public records · 17 Days on market

Built 2021 Est $247k · at est.

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Why this score? — see what drove the D- 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 +13.9/30.0
• ARV discount +7.9/15.0
• DSCR +4.2/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1550 sq. ft. 3 bed, 2 bath. In ground 250lb propane tank that serves Rinnai water heater and personal built grill on the back porch. Nice size fenced backyard. Trees that provide plenty of shade. Located in Tanglewood farms, Headland. Not looking to rent or rent to own. Message about any questions or to schedule a time to look at.

Key facts

• Rinnai water heater
• Plenty of shade
• Built grill

Tags

• IN GROUND PROPANE TANK
• RINNAI WATER HEATER
• BUILT GRILL
• FENCED BACKYARD
• PLENTY OF SHADE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $28 ($337/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (22.6% below list).
• Recommended offer: $190k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 173 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $168k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,513 (22.6% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.77% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $247,270
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Tanglewood Dr	0.05mi	3/2.0	1,511 (-4%)	14mo	$239,000	$158	76
121 Tanglewood Dr	0.33mi	3/2.0	1,624 (+4%)	5mo	$248,000	$153	70

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-38,020
• Equity at exit: $36,530

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-31,246
• Equity at exit: $21,183

Cash invested: $68,600 (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: 173
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,895 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $28

Break-even live

Break-even rent $1,860

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $167	-5% $97	+0% $28	+5% $-41	+10% $-111
Rent	-10% $-122	-5% $-47	+0% $28	+5% $103	+10% $178
Rate	-1.0pp $151	-0.5pp $90	base $28	+0.5pp $-35	+1.0pp $-100

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Tanglewood Dr Headland, AL	3.0	2.0	1487	$1,975	$1.33	45d	1	0.25mi
121 Tanglewood Dr Headland, AL	3.0	2.0	1624	$1,800	$1.11	45d	1	0.30mi

Listing history 13 events

1. 2026-06-22
   days on market $245,000 Active 17 DOM
2. 2026-06-21
   days on market $245,000 Active 16 DOM
3. 2026-06-19
   days on market $245,000 Active 14 DOM
4. 2026-06-18
   days on market $245,000 Active 13 DOM
5. 2026-06-17
   days on market $245,000 Active 12 DOM
6. 2026-06-16
   days on market $245,000 Active 11 DOM
7. 2026-06-15
   days on market $245,000 Active 10 DOM
8. 2026-06-14
   days on market $245,000 Active 8 DOM
9. 2026-06-12
   days on market $245,000 Active 7 DOM
10. 2026-06-09
    days on market $245,000 Active 4 DOM
11. 2026-06-08
    days on market $245,000 Active 3 DOM
12. 2026-06-07
    remarks 332-char remark
13. 2026-06-07
    listed $245,000 Active 2 DOM

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$19/yr (+$2/mo · 1.9%)

ⓘ 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 · 19 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: $22,742
• − Mortgage interest: −$13,724
• − Property taxes: −$986
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$7,127
• Taxable loss: −$3,959
• Est. tax savings @ 24.0%: +$950
• After-tax cash flow: $1,287/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

+45.8% since first listed

2 events — show timeline

• 2026-06-06 Listed $245,000 FSBO.com
• 2021-02-25 Sold (MLS) $168,000 SAMLS

Property tax history

+11.6%/yr

Latest (2025): $986 · +5.3% YoY. Source: county tax records.