245 W Main St · Clayhatchee, AL 36322

$70,000

4 bd · 1.0 ba · 1,682 sqft · SingleFamily public records · 1 Days on market

Built 1965 0.80 ac lot Est $71k · at est. ↓ 48% since listing

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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 +10.0/10.0
• ARV discount +7.9/15.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

* * Great Investor Opportunity: Fixer-Upper with Endless Potential! * * Unlock the promise of this 4-bedroom, 2-bath home on a spacious . 8-acre lot, complete with a detached garage/shop. While this property needs some TLC, it offers a fantastic chance for renovation enthusiasts or savvy investors seeking to create value. Imagine transforming this space into a cozy family home or even converting it into a duplex for excellent rental income potential! The possibilities are limited only by your imagination. Located conveniently near Fort Rucker, the property is in a prime spot close to schools, shopping, dining, and major roadways, making it an ideal location for future tenants or a growi

Key facts

• 0.8 acre lot
• Garage
• Built 1965

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage (1 car)
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available
• Home design: Single family residence; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Storage; Workshop; Covered patio/porch; Deck; Patio; Porch; Level topography; City lot; Paved road

Interior

• Kitchen: Oven; Electric range; Self-cleaning oven; Range hood; Refrigerator; Electric water heater
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Central heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Wet bar; Window coverings; Fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $689 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 18.1% vs local median 3.4% in Clayhatchee — 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 59/100 on livability (#329 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, schools F.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: 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 $70,000

Questions for the listing agent

1. Built in 1965 — 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 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 2.12% ✓
• Cap rate: 18.10%
• Cash-on-cash: 42.17%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $70,644
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 W Main St	0.00mi	4/2.0	1,682 (0%)	0mo	$70,000	$42	96

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.0%
• Equity multiple: 5.18×
• Total profit: $82,010
• Equity at exit: $63,062

10-year hold

• IRR: 50.5%
• Equity multiple: 11.56×
• Total profit: $207,052
• Equity at exit: $135,995

Cash invested: $19,600 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $689

Break-even live

Break-even rent $609

Max offer price $70,000

Occupancy floor 48%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-31
   status $70,000 Pending 1 DOM
2. 2026-05-26
   listed $70,000 Active
3. 2026-04-29
   price $84,500
4. 2026-04-22
   price $88,900
5. 2026-04-21
   status Active
6. 2026-04-21
   price $98,900
7. 2026-03-12
   price $99,900
8. 2026-03-05
   price $102,400
9. 2026-02-23
   price $104,900
10. 2026-01-30
    price $112,900
11. 2026-01-24
    price $114,900
12. 2026-01-18
    price $132,900
13. 2026-01-08
    price $133,900
14. 2025-12-16
    listed $134,900 Active

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,774
• − Mortgage interest: −$3,921
• − Property taxes: −$1,022
• − Insurance: −$350
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,036
• Taxable income: $7,601
• Est. tax owed @ 24.0%: −$1,824
• After-tax cash flow: $6,440/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 of 129 in AL

Livability — Clayhatchee

• Score: 59/100
• State rank: #329
• US rank: #19985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayhatchee, AL
• County: Dale County · 7,959 people
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, AL
• 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

-48.1% since first listed

13 events — show timeline

• 2026-05-26 Listed $70,000 WBR
• 2026-04-29 Price Changed $84,500 WBR
• 2026-04-22 Price Changed $88,900 WBR
• 2026-04-21 Relisted — WBR
• 2026-04-21 Price Changed $98,900 WBR
• 2026-03-12 Price Changed $99,900 WBR
• 2026-03-05 Price Changed $102,400 WBR
• 2026-02-23 Price Changed $104,900 WBR
• 2026-01-30 Price Changed $112,900 WBR
• 2026-01-24 Price Changed $114,900 WBR
• 2026-01-18 Price Changed $132,900 WBR
• 2026-01-08 Price Changed $133,900 WBR
• 2025-12-16 Listed $134,900 WBR

Property tax history

+10.2%/yr

Latest (2025): $1,022 · +109.7% YoY. Source: county tax records.