178 Langston Hughes Rd · Hayneville, AL 36752

$59,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily · 31 Days on market

Built 1991 Fair condition 0.50 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0

Listing remarks

Cozy 3 bedroom, 1 bath home on a generous half acre in Lowndesboro. Built in 1991 with about 1,056 sq ft, this property presents a practical layout with living area, eat in kitchen and good bedroom sizes. Roof is reported to be under 10 years old. Interior is mostly original and ready for a new owner to update with paint and personal touches. Level lot with chain link fenced backyard gives room for pets, parking or a future shed. City water, septic and carport for covered parking. Sold as is. Great option for an owner occupant or investor.

Key facts

• Half acre
• Covered parking
• Eat in kitchen

Tags

• HALF ACRE
• CHAIN LINK FENCED BACKYARD
• EAT IN KITCHEN
• COVERED PARKING

Property features AI

Finance

• Financial info: Annual tax amount provided (excluded from detail list per instructions)

Exterior

• Parking: Driveway
• Security: Fire alarm
• Utilities: Public water; Septic tank sewer; Electric service
• Home design: Single-story; Brick construction; Entry on first floor
• Construction: Brick exterior; Slab foundation; Owner-reported year built
• Exterior features: Porch; Outside city limits lot

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Bedroom on the first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Fire alarm; Porch
• Laundry & utility: Gas water heater; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $59k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($955 rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#461 in AL) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Lowndes County (rural): math 22% / reading 21% proficiency, ranked #124 of 133 in AL (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 94% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($408 loan paydown + $2k appreciation (3.0% local appreciation)).
• Lowndes County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.62% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.18%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.3%
• Equity multiple: 2.77×
• Total profit: $29,201
• Equity at exit: $26,529

10-year hold

• IRR: 31.6%
• Equity multiple: 5.42×
• Total profit: $73,039
• Equity at exit: $40,884

Cash invested: $16,520 (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 36752

• Active inventory: 18
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $955 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $347

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 59%

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $59,000 Active 31 DOM
2. 2026-06-17
   days on market $59,000 Active 30 DOM
3. 2026-06-16
   price $59,000 Active 29 DOM
4. 2026-06-16
   days on market $60,000 Active 29 DOM
5. 2026-06-15
   days on market $60,000 Active 28 DOM
6. 2026-06-14
   days on market $60,000 Active 26 DOM
7. 2026-06-13
   pricedays on market $60,000 Active 25 DOM
8. 2026-06-10
   days on market $61,000 Active 23 DOM
9. 2026-06-09
   days on market $61,000 Active 22 DOM
10. 2026-06-08
    pricedays on market $61,000 Active 21 DOM
11. 2026-06-07
    days on market $62,000 Active 20 DOM
12. 2026-06-03
    days on market $62,000 Active 16 DOM
13. 2026-06-03
    days on market $62,000 Active 15 DOM
14. 2026-06-01
    days on market $62,000 Active 14 DOM
15. 2026-05-31
    days on market $62,000 Active 13 DOM
16. 2026-05-30
    days on market $62,000 Active 12 DOM
17. 2026-05-18
    listed $65,000 Active

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $11,459
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$917
• − Management: −$917
• − Depreciation: −$1,716
• Taxable income: $3,425
• Est. tax owed @ 24.0%: −$822
• After-tax cash flow: $3,338/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 · 13 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations, including kitchen and bathroom updates, exterior painting, and landscaping, to significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Outdated and in poor condition.
• Major Kitchen countertops — Cluttered and outdated.
• Major Kitchen appliances — Outdated and in poor condition.
• Major Bathroom — Cluttered and outdated.
• Minor Exterior brick — Weathered but not damaged.
• Minor Concrete floors — Needs sealing and possibly refinishing.
• Minor Painted walls — Worn but not damaged.
• Minor Landscaping — Overgrown and needs trimming and planting.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value.
• Resale Bathroom renovation — A modern bathroom will attract more buyers and increase the home's value.
• Both Exterior painting — Fresh paint will improve curb appeal and increase both resale and rental value.
• Both Landscaping — A well-maintained yard will improve curb appeal and attract more renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Outdated and in poor condition.	Major	$15,000–50,000
Kitchen countertops · Cluttered and outdated.	Major	$15,000–50,000
Kitchen appliances · Outdated and in poor condition.	Major	$15,000–50,000
Bathroom · Cluttered and outdated.	Major	$15,000–50,000
Exterior brick · Weathered but not damaged.	Minor	$500–3,000
Concrete floors · Needs sealing and possibly refinishing.	Minor	$500–3,000
Painted walls · Worn but not damaged.	Minor	$500–3,000
Landscaping · Overgrown and needs trimming and planting.	Minor	$500–3,000
Total estimated repair cost · 8 items		$62,000–212,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — A modern bathroom will attract more buyers and increase the home's value. ↑
• Both Exterior painting — Fresh paint will improve curb appeal and increase both resale and rental value. ↑
• Both Landscaping — A well-maintained yard will improve curb appeal and attract more renters. ↑

ⓘ 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: Lowndes County
• NCES district ID: 0102160
• Math proficiency: 22% ▼ -1.00%
• Reading proficiency: 21% ▲ 1.00%
• Median HH income: $28,508
• Composite: 20.29/100
• National rank: #13821
• State rank: #124 of 133 in AL

Livability — Hayneville

• Score: 54/100
• State rank: #461
• US rank: #23963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,296

Population outlook (Lowndes County) Hauer SSP2

• Today (2025): 8,899 people
• By 2030: 8,133 · -8.6%
• By 2040: 6,789 · -23.7%
• By 2050: 5,785 · -35.0%
• By 2075: 4,745 · -46.7%
• By 2100: 4,957 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 31%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 4% · Canada

Political lean MEDSL · Lowndes

• 2024 margin: Solid D (+37.3) · D 68.4% · R 31.1%
• 2008→2024 swing: -12.7pp toward R · 2008: 50.0pp · 2024: 37.3pp
• All cycles: 2024: D+37.3 2020: D+45.9 2016: D+46.9 2012: D+53.1 2008: D+50.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-18 Listed $65,000 MAAR