276 Wicksburg Rd · Clayhatchee, AL 36352

$299,000

3 bd · 3.5 ba · 2,062 sqft · SingleFamily public records · 87 Days on market

Built 1978 1.89 ac lot $145/sqft · 13% above area Est $315k · at est.

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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 +15.8/30.0
• ARV discount +9.7/15.0
• Appreciation +6.9/10.0
• DSCR +4.9/10.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice home with lots of charm. Located in the very popular Wicksburg School Zone. This home has a beautiful family room with wood burning stone fireplace, plus an extra wood burning fireplace in basement w/ lots of extras. Has lots space inside and outside. Private Drive, home can not be seen from road. Security system and sprinkle system. Bonus room upstair for office space or entertaining. Two staircase spiral and regular. Beautiful wood cabinets w/ granite counter tops plus lots of storage w/ pantry. Basement has wood burning fireplace and A/C with 1/2 bathroom that could easily be converted to bedroom. Must see to really appreciate the beautiful features of this home.

Key facts

• Security system
• Sprinkle system
• Private drive

Tags

• WICKSBURG SCHOOL ZONE
• WOOD BURNING STONE FIREPLACE
• EXTRA WOOD BURNING FIREPLACE
• PRIVATE DRIVE
• SECURITY SYSTEM
• SPRINKLE SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $240k (19.7% below list).
• Recommended offer: $240k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $11k appreciation (3.8% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y 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.
• Current owner paid $185k; list at $299k implies a 62% 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000 (19.7% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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?
7. 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.
8. 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.
9. 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: 0.80% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.99%
• DSCR: 1.09
• GRM: 10.4

CMA / ARV

• ARV (median comp): $314,729
• List price: $299,000
• Delta: -5.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Magnolia Ln	0.69mi	4/2.0 (+1)	2,233 (+8%)	1mo	$340,000	$152	42

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.69×
• Total profit: $57,980
• Equity at exit: $148,551

10-year hold

• IRR: 13.2%
• Equity multiple: 3.13×
• Total profit: $177,995
• Equity at exit: $240,568

Cash invested: $83,720 (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 36352

• Home prices YoY: 1.6%
• Active inventory: 60
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$64 /mo · $773/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $139

Break-even live

Break-even rent $2,224

Max offer price $299,000

Occupancy floor 89%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Mockingbird Trl , AL	3.0	2.0	1849	$2,400	$1.30	44d	1	0.93mi

Listing history 32 events

1. 2026-06-19
   days on market $299,000 Active 87 DOM
2. 2026-06-18
   days on market $299,000 Active 86 DOM
3. 2026-06-17
   days on market $299,000 Active 85 DOM
4. 2026-06-16
   days on market $299,000 Active 84 DOM
5. 2026-06-15
   days on market $299,000 Active 83 DOM
6. 2026-06-14
   days on market $299,000 Active 81 DOM
7. 2026-06-12
   days on market $299,000 Active 80 DOM
8. 2026-06-09
   days on market $299,000 Active 77 DOM
9. 2026-06-08
   days on market $299,000 Active 76 DOM
10. 2026-06-07
    days on market $299,000 Active 75 DOM
11. 2026-06-05
    days on market $299,000 Active 72 DOM
12. 2026-06-03
    days on market $299,000 Active 71 DOM
13. 2026-06-02
    days on market $299,000 Active 70 DOM
14. 2026-06-01
    days on market $299,000 Active 69 DOM
15. 2026-05-31
    days on market $299,000 Active 68 DOM
16. 2026-05-30
    days on market $299,000 Active 67 DOM
17. 2026-04-14
    price $299,000 680-char remark

    Show marketing remark (680 chars)

    Nice home with lots of charm. Located in the very popular Wicksburg School Zone. This home has a beautiful family room with wood burning stone fireplace, plus an extra wood burning fireplace in basement w/ lots of extras. Has lots space inside and outside. Private Drive, home can not be seen from road. Security system and sprinkle system. Bonus room upstair for office space or entertaining. Two staircase spiral and regular. Beautiful wood cabinets w/ granite counter tops plus lots of storage w/ pantry. Basement has wood burning fireplace and A/C with 1/2 bathroom that could easily be converted to bedroom. Must see to really appreciate the beautiful features of this home.

18. 2026-03-24
    listed $309,500 Active 680-char remark

    Show marketing remark (680 chars)

    Nice home with lots of charm. Located in the very popular Wicksburg School Zone. This home has a beautiful family room with wood burning stone fireplace, plus an extra wood burning fireplace in basement w/ lots of extras. Has lots space inside and outside. Private Drive, home can not be seen from road. Security system and sprinkle system. Bonus room upstair for office space or entertaining. Two staircase spiral and regular. Beautiful wood cabinets w/ granite counter tops plus lots of storage w/ pantry. Basement has wood burning fireplace and A/C with 1/2 bathroom that could easily be converted to bedroom. Must see to really appreciate the beautiful features of this home.

19. 2019-03-18
    soldstatus $185,000 572-char remark

    Show marketing remark (572 chars)

    Spacious 3 bedroom, 3.5 bath 2 story contemporary home with approximately 1.89 acres located approximately 1.5 mile from the Wicksburg school. Home was renovated in 2011 to include a new roof, stainless kitchen appliances, granite counter tops in kitchen and baths. Two wood burning fireplaces, finished walk out basement that could be used as a 4th bedroom. The square footage includes the rec room in basement (564 sq ft) which is heated and cooled by an individual hotel type unit. Home is in Houston County, has a Newton address but is physically located in Wicksburg.

20. 2019-03-18
    soldstatus $185,000 572-char remark

    Show marketing remark (572 chars)

    Spacious 3 bedroom, 3.5 bath 2 story contemporary home with approximately 1.89 acres located approximately 1.5 mile from the Wicksburg school. Home was renovated in 2011 to include a new roof, stainless kitchen appliances, granite counter tops in kitchen and baths. Two wood burning fireplaces, finished walk out basement that could be used as a 4th bedroom. The square footage includes the rec room in basement (564 sq ft) which is heated and cooled by an individual hotel type unit. Home is in Houston County, has a Newton address but is physically located in Wicksburg.

21. 2019-02-04
    listed $189,900 572-char remark

    Show marketing remark (572 chars)

    Spacious 3 bedroom, 3.5 bath 2 story contemporary home with approximately 1.89 acres located approximately 1.5 mile from the Wicksburg school. Home was renovated in 2011 to include a new roof, stainless kitchen appliances, granite counter tops in kitchen and baths. Two wood burning fireplaces, finished walk out basement that could be used as a 4th bedroom. The square footage includes the rec room in basement (564 sq ft) which is heated and cooled by an individual hotel type unit. Home is in Houston County, has a Newton address but is physically located in Wicksburg.

22. 2019-02-04
    listed $189,900 572-char remark

    Show marketing remark (572 chars)

    Spacious 3 bedroom, 3.5 bath 2 story contemporary home with approximately 1.89 acres located approximately 1.5 mile from the Wicksburg school. Home was renovated in 2011 to include a new roof, stainless kitchen appliances, granite counter tops in kitchen and baths. Two wood burning fireplaces, finished walk out basement that could be used as a 4th bedroom. The square footage includes the rec room in basement (564 sq ft) which is heated and cooled by an individual hotel type unit. Home is in Houston County, has a Newton address but is physically located in Wicksburg.

23. 2015-07-25
    listed $199,900
24. 2015-07-25
    listed $199,900
25. 2012-02-29
    soldstatus $183,500
26. 2011-09-12
    listed $183,500
27. 2011-02-05
    listed $223,000
28. 2011-02-05
    listed $223,000
29. 2010-04-14
    listed $229,000
30. 2010-04-14
    listed $229,000
31. 2007-01-16
    soldstatus $58,000
32. 2006-10-19
    listed $48,300

ⓘ 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: $773 · $64/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$453/yr (+$38/mo · 58.6%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$16,749
• − Property taxes: −$773
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$8,698
• Taxable loss: −$3,523
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $2,514/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 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

• Population (ZIP): 5,762

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 239.5672
• 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

+519.0% since first listed

16 events — show timeline

• 2026-04-14 Price Changed $299,000 SAMLS
• 2026-03-24 Listed $309,500 SAMLS
• 2019-03-18 Sold (MLS) $185,000 WBR
• 2019-03-18 Sold (MLS) $185,000 MAAR
• 2019-02-04 Listed $189,900 WBR
• 2019-02-04 Listed $189,900 MAAR
• 2015-07-25 Listed $199,900 MAAR
• 2015-07-25 Listed $199,900 WBR
• 2012-02-29 Sold (MLS) $183,500 MAAR
• 2011-09-12 Listed $183,500 MAAR
• 2011-02-05 Listed $223,000 WBR
• 2011-02-05 Listed $223,000 MAAR
• 2010-04-14 Listed $229,000 WBR
• 2010-04-14 Listed $229,000 MAAR
• 2007-01-16 Sold (MLS) $58,000 MAAR
• 2006-10-19 Listed $48,300 MAAR

Property tax history

+3.9%/yr

Latest (2025): $773 · +5.2% YoY. Source: county tax records.