1176 River Rd · Clio, AL 36311

$100,000

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 14 Days on market

Built 1943

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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 +27.0/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +5.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

??? Country Living & amp; Investment Opportunity & ndash; 5 to 14 Acres! ?? ?Looking for space to breathe, room to farm, or the perfect canvas to build your dream homestead? This property offers the ultimate blend of peaceful rural living, expansion potential, and convenient access to local hubs. ??? The Perfect Location ?Enjoy the peace and quiet of a traditional, tight-knit country neighborhood while staying connected to everything you need. You are perfectly positioned for an easy commute: ?Troy, AL: Just a 30-minute drive ?Ozark, AL: Just a 30-minute drive ?Dothan, AL: Only 40-minute drive ??? Property Highlights & amp; Potential ?The Main Lot (5 Acres): Beautiful, o

Key facts

• Expansion potential
• Convenient access
• Workshops

Tags

• INVESTMENT OPPORTUNITY
• EXPANSION POTENTIAL
• CONVENIENT ACCESS
• QUIET NEIGHBORHOOD
• MASSIVE GARDEN
• WORKSHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 61/100 on livability (#268 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Barbour County (rural): math 10% / reading 16% proficiency, ranked #133 of 133 in AL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 34 units permitted in Barbour County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $1k appreciation (1.4% local appreciation)).
• Barbour County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1943 — 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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.66%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.77×
• Total profit: $21,664
• Equity at exit: $36,238

10-year hold

• IRR: 17.9%
• Equity multiple: 3.25×
• Total profit: $62,975
• Equity at exit: $49,824

Cash invested: $28,000 (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 36311

• Home prices YoY: 0.8%
• Active inventory: 7
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,130 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$47 /mo · $558/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $280

Break-even live

Break-even rent $775

Max offer price $100,000

Occupancy floor 70%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $100,000 Active 14 DOM
2. 2026-06-18
   days on market $100,000 Active 13 DOM
3. 2026-06-17
   days on market $100,000 Active 12 DOM
4. 2026-06-16
   days on market $100,000 Active 11 DOM
5. 2026-06-15
   days on market $100,000 Active 10 DOM
6. 2026-06-14
   days on market $100,000 Active 8 DOM
7. 2026-06-12
   days on market $100,000 Active 7 DOM
8. 2026-06-09
   days on market $100,000 Active 4 DOM
9. 2026-06-08
   days on market $100,000 Active 3 DOM
10. 2026-06-07
    days on market $100,000 Active 2 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    days on marketlisting id $100,000 Active 1 DOM
13. 2026-06-04
    days on market $100,000 Active 4 DOM
14. 2026-06-02
    days on market $100,000 Active 3 DOM
15. 2026-06-01
    days on market $100,000 Active 2 DOM
16. 2026-05-31
    remarks 679-char remark
17. 2026-05-31
    listed $100,000 Active 1 DOM

ⓘ 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: $558 · $47/mo
• Projected year-2 tax: $558 · $47/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,563
• − Mortgage interest: −$5,602
• − Property taxes: −$558
• − Insurance: −$500
• − Repairs & maintenance: −$1,085
• − Management: −$1,085
• − Depreciation: −$2,909
• Taxable income: $1,824
• Est. tax owed @ 24.0%: −$438
• After-tax cash flow: $2,926/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: Barbour County
• NCES district ID: 0100300
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 16% ▬ 0.00%
• Median HH income: $32,058
• Composite: 13.92/100
• National rank: #14458
• State rank: #133 of 133 in AL

Livability — Clio

• Score: 61/100
• State rank: #268
• US rank: #18262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,688

Population outlook (Barbour County) Hauer SSP2

• Today (2025): 24,533 people
• By 2030: 23,439 · -4.5%
• By 2040: 21,129 · -13.9%
• By 2050: 18,982 · -22.6%
• By 2075: 14,114 · -42.5%
• By 2100: 9,180 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 14% Two or more races 11% Black 6%
• Hispanic origin (detail): Mexican 12% Cuban 1%
• Common ancestry: Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 11% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Barbour

• 2024 margin: R (+14.7) · D 42.3% · R 57.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -1.4pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+7.7 2016: R+5.6 2012: D+2.9 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.40%
• Current HPI: 187.343
• 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

• 2026-05-31 Listed $100,000 FSBO.com

Property tax history

+54.6%/yr

Latest (2025): $558 · +6.5% YoY. Source: county tax records.