16927 County Road 400 · Hillsboro, AL 35643

$179,900

2 bd · 1.0 ba · 2,667 sqft · SingleFamily · 51 Days on market

Built 1977 1.00 ac lot $67/sqft · 49% below area Est $353k · 49% 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 +10.0/10.0
• Cash flow +4.7/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0

Listing remarks

Step into opportunity with this beautifully unique property in Hillsboro, Alabama! Formerly a church and now used as an event venue, this building is full of charm, character, and potential. Zoned residential or commercial, the possibilities are wide open—continue hosting events, re-establish it as a place of worship, or transform it into a one-of-a-kind home. With its spacious layout, distinctive architecture, and rich history, this property offers a setting unlike anything else. Bring your imagination and make it yours!

Key facts

• Zoned residential
• Rich history
• Zoned commercial

Tags

• ZONED RESIDENTIAL
• ZONED COMMERCIAL
• DISTINCTIVE ARCHITECTURE
• RICH HISTORY

Property features AI

Finance

• HOA & community: No association; Gated community

Exterior

• Parking: Gravel driveway
• Security: Gated
• Utilities: Septic tank
• Home design: Single-family residence; Built in 1977
• Construction: Brick construction; Slab foundation
• Exterior features: 1 acre lot; Gated community access; Driveway with gravel

Interior

• Bathrooms: Two half bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One-and-a-half story layout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-447 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (35.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (44.0% below list).
• Recommended offer: $101k (44.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#134 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Lawrence Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 546 students, 70% FRL); East Lawrence Middle School (math 15% / reading 39%, grade F, #147 of 257 statewide, top 58%, 419 students, 78% FRL) — zoned schools average 74% FRL vs 52% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Lawrence County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,825 (44.0% 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 51 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — 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. 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?
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: 0.56% ✗
• Cap rate: 3.31%
• Cash-on-cash: -10.64%
• DSCR: 0.53
• GRM: 14.9

CMA / ARV

• ARV (median comp): $352,511
• List price: $179,900
• Delta: -48.97%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $69,541
• Equity at exit: $162,068

10-year hold

• IRR: 16.0%
• Equity multiple: 5.51×
• Total profit: $227,192
• Equity at exit: $349,506

Cash invested: $50,372 (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 35643

• Home prices YoY: 25.4%
• Active inventory: 13
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $-447

Break-even live

Break-even rent $1,574

Max offer price $115,257

Occupancy floor —

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $179,900 Active 51 DOM
2. 2026-06-18
   days on market $179,900 Active 50 DOM
3. 2026-06-17
   days on market $179,900 Active 49 DOM
4. 2026-06-16
   days on market $179,900 Active 48 DOM
5. 2026-06-15
   days on market $179,900 Active 47 DOM
6. 2026-06-14
   days on market $179,900 Active 45 DOM
7. 2026-06-13
   days on market $179,900 Active 44 DOM
8. 2026-06-10
   days on market $179,900 Active 42 DOM
9. 2026-06-09
   days on market $179,900 Active 41 DOM
10. 2026-06-08
    days on market $179,900 Active 40 DOM
11. 2026-06-07
    days on market $179,900 Active 39 DOM
12. 2026-06-05
    days on market $179,900 Active 36 DOM
13. 2026-06-02
    days on market $179,900 Active 34 DOM
14. 2026-06-01
    days on market $179,900 Active 33 DOM
15. 2026-05-31
    days on market $179,900 Active 32 DOM
16. 2026-05-30
    days on market $179,900 Active 31 DOM
17. 2026-04-29
    listed $179,900 Active 533-char remark

ⓘ 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: $12,099
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$5,233
• Taxable loss: −$8,745
• Est. tax savings @ 24.0%: +$2,099
• After-tax cash flow: $-3,262/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Hillsboro

• Score: 65/100
• State rank: #134
• US rank: #13236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,088

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Native American 6% Hispanic / Latino 4%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.35%
• Current HPI: 199.33
• 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

• 2026-04-29 Listed $179,900 VMLS