4400 Highway 431 · Hollis Crossroads, AL 36264

$132,900

2 bd · 1.0 ba · 1,391 sqft · SingleFamily public records · 109 Days on market

Built 1950 3.00 ac lot $96/sqft · 13% below area Est $194k · 32% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.1/10.0
• DSCR +4.6/10.0
• 1% rule +4.2/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come bring your vision to this property in Heflin on 3 beautiful acres! New siding has been installed and some new windows. It is situated in Heflin Alabama 5 minutes to I-20 and 5 minutes to the heart of Heflin. There is a mobile home on the property that could be renovated and used for rental income or just storage. It has a separate graveled driveway. This is a fixer upper and sold AS-IS.

Key facts

• New siding
• 3 beautiful acres
• New windows

Tags

• 3 BEAUTIFUL ACRES
• NEW SIDING
• NEW WINDOWS
• SEPARATE GRAVELED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $43 ($511/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 $122k (8.5% below list).
• Recommended offer: $121k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#406 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, schools F, crime D-.
• Cleburne County (rural): math 20% / reading 52% proficiency, ranked #42 of 129 in AL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 66 active listings in the ZIP; 5 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($919 loan paydown + $189 appreciation (0.1% local appreciation)).
• Cleburne County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,939 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.92% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $194,405
• List price: $132,900
• Delta: -31.64%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-266
• Equity at exit: $39,536

10-year hold

• IRR: 5.3%
• Equity multiple: 1.59×
• Total profit: $21,784
• Equity at exit: $48,285

Cash invested: $37,212 (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 36264

• Home prices YoY: 0.1%
• Active inventory: 66
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$697
• Tax est. 1.5%: −$166 /mo · $1,994/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $43

Break-even live

Break-even rent $1,163

Max offer price $132,900

Occupancy floor 92%

Sensitivity live

Price	-10% $134	-5% $89	+0% $43	+5% $-3	+10% $-49
Rent	-10% $-53	-5% $-5	+0% $43	+5% $91	+10% $139
Rate	-1.0pp $110	-0.5pp $76	base $43	+0.5pp $8	+1.0pp $-27

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $132,900 Active 109 DOM
2. 2026-06-18
   days on market $132,900 Active 108 DOM
3. 2026-06-17
   days on market $132,900 Active 107 DOM
4. 2026-06-16
   days on market $132,900 Active 106 DOM
5. 2026-06-15
   days on market $132,900 Active 105 DOM
6. 2026-06-14
   days on market $132,900 Active 103 DOM
7. 2026-06-13
   days on market $132,900 Active 102 DOM
8. 2026-06-10
   days on market $132,900 Active 100 DOM
9. 2026-06-09
   days on market $132,900 Active 99 DOM
10. 2026-06-09
    remarks 451-char remark
11. 2026-06-08
    days on market $132,900 Active 98 DOM
12. 2026-06-07
    days on market $132,900 Active 97 DOM
13. 2026-06-05
    days on market $132,900 Active 94 DOM
14. 2026-06-03
    days on market $132,900 Active 93 DOM
15. 2026-06-02
    days on market $132,900 Active 92 DOM
16. 2026-06-01
    days on market $132,900 Active 91 DOM
17. 2026-05-31
    days on market $132,900 Active 90 DOM
18. 2026-05-30
    days on market $132,900 Active 89 DOM
19. 2026-02-23
    listed $132,900 Active 394-char remark

    Show marketing remark (394 chars)

    Come bring your vision to this property in Heflin on 3 beautiful acres! New siding has been installed and some new windows. It is situated in Heflin Alabama 5 minutes to I-20 and 5 minutes to the heart of Heflin. There is a mobile home on the property that could be renovated and used for rental income or just storage. It has a separate graveled driveway. This is a fixer upper and sold AS-IS.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $14,598
• − Mortgage interest: −$7,444
• − Property taxes: −$1,994
• − Insurance: −$664
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$3,866
• Taxable loss: −$1,706
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $921/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: Cleburne County
• NCES district ID: 0100780
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $37,491
• Composite: 29.85/100
• National rank: #6411
• State rank: #42 of 129 in AL

Livability — Hollis Crossroads

• Score: 56/100
• State rank: #406
• US rank: #22535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,408

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 14,835 people
• By 2030: 14,605 · -1.6%
• By 2040: 14,023 · -5.5%
• By 2050: 13,301 · -10.3%
• By 2075: 11,624 · -21.6%
• By 2100: 9,912 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 6% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+83.6) · D 7.9% · R 91.5%
• 2008→2024 swing: -21.2pp toward R · 2008: -62.4pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+80.4 2016: R+77.4 2012: R+68.2 2008: R+62.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.14%
• Current HPI: 257.2736
• 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

1 event — show timeline

• 2026-02-23 Listed $132,900 Greater Alabama MLS