1270 Hatton School Rd · Leighton, AL 35646

$225,000

4 bd · 2.0 ba · 1,679 sqft · SingleFamily public records · 53 Days on market

Built 1968 1.00 ac lot $134/sqft · 17% below area Est $275k · 18% under

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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).

• ARV discount +15.0/15.0
• Appreciation +7.6/10.0
• Cash flow +6.9/30.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• DSCR +1.1/10.0
• 1% rule +0.4/10.0

Listing remarks

Welcome to this recently updated 4-bedroom, 2-bathroom home situated on approximately 1 acre in Leighton, Alabama. Offering around 1,700 square feet of living space, this property combines comfort, functionality, and recent improvements that make it move-in ready. Recent updates include a fresh coat of paint, new flooring, an expanded closet in one of the bedrooms and a new roof installed on both the home and outdoor storage shed. This property also includes an outdoor storage shed/workshop and a spacious, level yard with plenty of room to enjoy outdoor living. The covered back porch provides the perfect space for relaxing or entertaining guests year-round. The home now qualifies for FHA, U

Key facts

• Shed
• Extra storage
• 1 acre lot

Tags

• 1 ACRE LOT
• OUTDOOR LIVING
• SHED
• WORKSHOP
• EXTRA STORAGE

Property features AI

Exterior

• Utilities: Septic tank
• Home design: Single-family residential property; Seller indicates fixer condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered patio/porch; Deck; Front porch; Porch; Back yard; Cleared lot with few trees; Asphalt-paved road frontage on a county road

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: Four main-level bedrooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closets; Master suite on the main level; Living room fireplace
• Laundry & utility: Separate laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (45.5% below list).
• Recommended offer: $123k (45.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#500 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime F, amenities F, commute F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Hatton Elementary School (math 17% / reading 37%, grade F, #392 of 627 statewide, top 65%, 242 students, 72% FRL); Colbert County High School (math 5% / reading 32%, grade F, #184 of 305 statewide, top 61%, 455 students, 43% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $12k appreciation (5.3% local appreciation)).
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 53 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $160k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $122,539 (45.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F 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. 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?
8. 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.
9. 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.
10. 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: 0.54% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.57%
• DSCR: 0.71
• GRM: 15.3

CMA / ARV

• ARV (median comp): $274,502
• List price: $225,000
• Delta: -18.03%
• Verdict: UNDERPRICED
• Comps: 12 within 2.0 mi

Projected returns pro-forma

5.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.0%
• Equity multiple: 1.53×
• Total profit: $33,117
• Equity at exit: $131,072

10-year hold

• IRR: 9.8%
• Equity multiple: 2.86×
• Total profit: $117,376
• Equity at exit: $229,219

Cash invested: $63,000 (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 35646

• Home prices YoY: 3.6%
• Active inventory: 29
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-345

Break-even live

Break-even rent $1,662

Max offer price $164,075

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-281	+0% $-345	+5% $-665	+10% $-742
Rent	-10% $-442	-5% $-393	+0% $-345	+5% $-296	+10% $-248
Rate	-1.0pp $-232	-0.5pp $-288	base $-345	+0.5pp $-403	+1.0pp $-463

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $225,000 Active 53 DOM
2. 2026-06-19
   days on market $225,000 Active 51 DOM
3. 2026-06-18
   days on market $225,000 Active 50 DOM
4. 2026-06-17
   days on market $225,000 Active 49 DOM
5. 2026-06-16
   days on market $225,000 Active 48 DOM
6. 2026-06-15
   days on market $225,000 Active 47 DOM
7. 2026-06-14
   days on market $225,000 Active 45 DOM
8. 2026-06-13
   days on market $225,000 Active 44 DOM
9. 2026-06-10
   days on market $225,000 Active 42 DOM
10. 2026-06-09
    days on market $225,000 Active 41 DOM
11. 2026-06-08
    days on market $225,000 Active 40 DOM
12. 2026-06-07
    days on market $225,000 Active 39 DOM
13. 2026-06-05
    days on market $225,000 Active 36 DOM
14. 2026-06-03
    days on market $225,000 Active 35 DOM
15. 2026-06-02
    days on market $225,000 Active 34 DOM
16. 2026-06-01
    days on market $225,000 Active 33 DOM
17. 2026-05-31
    days on market $225,000 Active 32 DOM
18. 2026-05-30
    days on market $225,000 Active 31 DOM
19. 2026-04-29
    listed $179,900 Active 362-char remark
20. 2021-07-26
    soldstatus $160,000
21. 2021-07-26
    listed $160,000
22. 2017-07-17
    soldstatus $92,000
23. 2016-07-28
    listed $93,500
24. 2011-07-27
    listed $99,900
25. 2010-10-25
    listed $109,900

ⓘ 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: $471 · $39/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$451/yr (+$38/mo · 95.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,705
• − Mortgage interest: −$12,603
• − Property taxes: −$471
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$6,545
• Taxable loss: −$8,393
• Est. tax savings @ 24.0%: +$2,014
• After-tax cash flow: $-2,124/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Leighton

• Score: 52/100
• State rank: #500
• US rank: #24843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,005

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 29% Two or more races 2%
• Common ancestry: Iranian 2% Italian 2% Romanian 1%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.26%
• Current HPI: 151.8695
• 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

+104.7% since first listed

8 events — show timeline

• 2026-05-28 Price Changed $225,000 SAARMLS
• 2026-04-29 Listed $179,900 SAARMLS
• 2021-07-26 Listed $160,000 SAARMLS
• 2021-07-26 Sold (MLS) $160,000 SAARMLS
• 2017-07-17 Sold (Public Records) $92,000 Public Records
• 2016-07-28 Listed $93,500 SAARMLS
• 2011-07-27 Listed $99,900 SAARMLS
• 2010-10-25 Listed $109,900 SAARMLS

Property tax history

+7.2%/yr

Latest (2025): $471 · +6.1% YoY. Source: county tax records.