1 River Run Rd · Clanton, AL 35046

$75,000

1 bd · 1.0 ba · 720 sqft · SingleFamily · 66 Days on market

Built 1958 Poor condition $104/sqft · 32% below area Est $110k · 32% under

---

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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy access to County Road 55—property to include additional parcel ID 2206-04-19-0-000-018-000 adjacent to the house. Enjoy the bald eagles while viewing the gorgeous lake and dam. Property has a new metal roof, a new window AC, and a new well house with new wiring and installation. The fireplace has a new wood heater insert. Plat and Survey on file.

Key facts

• Built 1958
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($800 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.4% in Clanton — 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 61/100 on livability (#259 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, crime D-, amenities F.
• Coosa County (rural): math 6% / reading 30% proficiency, ranked #110 of 129 in AL (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 66 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coosa County population projected at -44% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $42k; list at $75k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $110,292
• List price: $75,000
• Delta: -32.00%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-4,908
• Equity at exit: $11,183

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $5,090
• Equity at exit: $6,485

Cash invested: $21,000 (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 35046

• Home prices YoY: -6.0%
• Active inventory: 66
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $114

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 81%

Sensitivity live

Price	-10% $165	-5% $139	+0% $114	+5% $88	+10% $62
Rent	-10% $50	-5% $82	+0% $114	+5% $145	+10% $177
Rate	-1.0pp $151	-0.5pp $133	base $114	+0.5pp $94	+1.0pp $74

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-08
   days on market $75,000 Active 66 DOM
2. 2026-06-07
   days on market $75,000 Active 65 DOM
3. 2026-06-07
   days on market $75,000 Active 64 DOM
4. 2026-06-04
   days on market $75,000 Active 61 DOM
5. 2026-06-02
   days on market $75,000 Active 60 DOM
6. 2026-06-01
   remarks 355-char remark
7. 2026-06-01
   days on market $75,000 Active 59 DOM
8. 2026-05-31
   days on market $75,000 Active 58 DOM
9. 2026-05-31
   days on market $75,000 Active 57 DOM
10. 2026-04-03
    listed $75,000 Active 359-char remark

    Show marketing remark (359 chars)

    Easy access to County Road 55—property to include additional parcel ID 2206-04-19-0-000-018-000 adjacent to the house. Enjoy the bald eagles while viewing the gorgeous lake and dam. Property has a new metal roof, a new window AC, and a new well house with new wiring and installation. The fireplace has a new wood heater insert. Plat and Survey on file.

11. 2024-09-16
    soldstatus $42,000 Sold 220-char remark

    Show marketing remark (220 chars)

    Property to include parcel ID 22-06-04-19-0-000-018-000, Easy access from County Road 55, Cabin has spacious open great room and dining. Beautiful rock fireplace located in the great room. Gorgeous view of Lake and Dam.

12. 2024-08-19
    historical Contingent 220-char remark

    Show marketing remark (220 chars)

    Property to include parcel ID 22-06-04-19-0-000-018-000, Easy access from County Road 55, Cabin has spacious open great room and dining. Beautiful rock fireplace located in the great room. Gorgeous view of Lake and Dam.

13. 2024-07-13
    price $44,900 220-char remark

    Show marketing remark (220 chars)

    Property to include parcel ID 22-06-04-19-0-000-018-000, Easy access from County Road 55, Cabin has spacious open great room and dining. Beautiful rock fireplace located in the great room. Gorgeous view of Lake and Dam.

14. 2024-07-12
    listed $49,900 Active 220-char remark

    Show marketing remark (220 chars)

    Property to include parcel ID 22-06-04-19-0-000-018-000, Easy access from County Road 55, Cabin has spacious open great room and dining. Beautiful rock fireplace located in the great room. Gorgeous view of Lake and Dam.

15. 2023-11-28
    price $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,598
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$2,182
• Taxable income: $180
• Est. tax owed @ 24.0%: −$43
• After-tax cash flow: $1,320/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, exterior siding, and flooring. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major Metal roof — Significant rust and damage
• Major Exterior siding — Peeling and damaged
• Major Flooring — Worn and damaged
• Major Interior walls — Significant damage and discoloration
• Major Windows — Old and possibly not functioning properly
• Major Foundation — Signs of settling
• Major HVAC/mechanicals — No visible signs of recent maintenance

Value-add opportunities

• Resale New roof — New roof would significantly improve the home's appearance and value
• Resale New exterior siding — New siding would improve the home's curb appeal and value
• Resale New flooring — New flooring would improve the home's appearance and value
• Resale Paint interior walls — Painting interior walls would improve the home's appearance and value
• Resale New windows — New windows would improve the home's energy efficiency and value
• Resale Foundation repair — Repairing the foundation would improve the home's structural integrity and value
• Resale HVAC upgrade — Upgrading the HVAC system would improve the home's comfort and value
• Both Landscaping — Landscaping would improve the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal roof · Significant rust and damage	Major	$15,000–50,000
Exterior siding · Peeling and damaged	Major	$15,000–50,000
Flooring · Worn and damaged	Major	$15,000–50,000
Interior walls · Significant damage and discoloration	Major	$15,000–50,000
Windows · Old and possibly not functioning properly	Major	$15,000–50,000
Foundation · Signs of settling	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of recent maintenance	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New roof — New roof would significantly improve the home's appearance and value ↑
• Resale New exterior siding — New siding would improve the home's curb appeal and value ↑
• Resale New flooring — New flooring would improve the home's appearance and value ↑
• Resale Paint interior walls — Painting interior walls would improve the home's appearance and value ↑
• Resale New windows — New windows would improve the home's energy efficiency and value ↑
• Resale Foundation repair — Repairing the foundation would improve the home's structural integrity and value ↑
• Resale HVAC upgrade — Upgrading the HVAC system would improve the home's comfort and value ↑
• Both Landscaping — Landscaping would improve the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Coosa County
• NCES district ID: 0100900
• Math proficiency: 6% ▼ -23.00%
• Reading proficiency: 30% ▼ -4.00%
• Median HH income: $34,909
• Composite: 14.72/100
• National rank: #9397
• State rank: #110 of 129 in AL

Livability — Clanton

• Score: 61/100
• State rank: #259
• US rank: #18072

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,324
• Population (ZIP): 5,229

Population outlook (Coosa County) Hauer SSP2

• Today (2025): 8,898 people
• By 2030: 7,964 · -10.5%
• By 2040: 6,286 · -29.4%
• By 2050: 4,978 · -44.1%
• By 2075: 3,255 · -63.4%
• By 2100: 2,832 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 1% Black 1%
• Common ancestry: Serbian 2% Slovak 1%

Political lean MEDSL · Coosa

• 2024 margin: Solid R (+43.3) · D 28.1% · R 71.4%
• 2008→2024 swing: -25.8pp toward R · 2008: -17.5pp · 2024: -43.3pp
• All cycles: 2024: R+43.3 2020: R+33.5 2016: R+30.6 2012: R+16.0 2008: R+17.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.98%
• Current HPI: 187.173
• 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

+50.3% since first listed

6 events — show timeline

• 2026-04-03 Listed $75,000 Greater Alabama MLS
• 2024-09-16 Sold (MLS) $42,000 Greater Alabama MLS
• 2024-08-19 Contingent — Greater Alabama MLS
• 2024-07-13 Price Changed $44,900 Greater Alabama MLS
• 2024-07-12 Listed $49,900 Greater Alabama MLS
• 2023-11-28 Price Changed $49,900 Greater Alabama MLS