604 8th St N · Clanton, AL 35045

$64,000

3 bd · 1.0 ba · 1,109 sqft · SingleFamily public records · 22 Days on market

Built 1900 7,840 sqft lot ↓ 40% since listing

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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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Step into history with this charming 3-bedroom, 1-bath home built in 1900, offering endless potential for restoration and value growth! With 1,109 square feet of living space and a durable metal roof, this property is perfect for investors or homeowners looking to bring a classic home back to life. Similar fully renovated homes in the area have sold for nearly triple the price, making this a rare opportunity to build equity fast. The home boasts original character and a layout ready to be reimagined to your taste. Conveniently located near local shops and amenities, this diamond in the rough is waiting for your vision.

Key facts

• Metal roof
• Original character
• Local shops

Tags

• METAL ROOF
• ORIGINAL CHARACTER
• LOCAL SHOPS
• AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $64k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.7% 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: crime D-, amenities F, commute F.
• Chilton County (rural): math 15% / reading 34% proficiency, ranked #94 of 129 in AL (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Clanton Elementary School (math 37% / reading 55%, grade D-, #164 of 627 statewide, top 26%, 1,028 students, 67% FRL); Chilton County High School (math 17% / reading 17%, grade F, #195 of 305 statewide, top 68%, 783 students, 69% FRL).
• Market conditions: 125 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 25 units permitted in Chilton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chilton County population projected at -10% 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $50k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,040 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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?
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: 2.22% ✓
• Cap rate: 19.68%
• Cash-on-cash: 47.81%
• DSCR: 3.13
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $151,933
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 2nd Ave N	0.40mi	2/1.0 (-1)	1,073 (-3%)	9mo	$165,500	$154	64
111 Morris Ave	0.71mi	3/1.0	1,066 (-4%)	3mo	$167,000	$157	58
1001 Rollan St	0.57mi	3/1.0	1,092 (-2%)	16mo	$150,000	$137	58
1304 2nd Ave N	0.51mi	2/1.0 (-1)	1,088 (-2%)	13mo	$98,000	$90	57
706 3rd St N	0.72mi	3/1.0	1,152 (+4%)	6mo	$150,000	$130	55
1409 4th Ave N	0.63mi	3/1.0	1,160 (+5%)	10mo	$185,000	$159	54
803 15th Ave N	0.62mi	3/1.0	986 (-11%)	2mo	$135,000	$137	51
108 Morris Ave	0.74mi	3/1.0	1,025 (-8%)	4mo	$154,000	$150	50
1409 Taylor Ave	0.65mi	2/1.0 (-1)	1,214 (+10%)	1mo	$60,000	$49	48
202 3rd St S	0.65mi	2/1.0 (-1)	958 (-14%)	6mo	$145,000	$151	37
1407 8th St N	0.62mi	2/1.0 (-1)	1,274 (+15%)	10mo	$129,900	$102	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 45.2%
• Equity multiple: 2.96×
• Total profit: $35,103
• Equity at exit: $9,543

10-year hold

• IRR: 51.1%
• Equity multiple: 5.97×
• Total profit: $89,122
• Equity at exit: $5,534

Cash invested: $17,920 (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 35045

• Home prices YoY: -25.8%
• Active inventory: 125
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$336
• Tax from tax record: −$46 /mo · $550/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $714

Break-even live

Break-even rent $517

Max offer price $64,000

Occupancy floor 45%

Sensitivity live

Price	-10% $750	-5% $732	+0% $714	+5% $696	+10% $678
Rent	-10% $602	-5% $658	+0% $714	+5% $770	+10% $826
Rate	-1.0pp $746	-0.5pp $730	base $714	+0.5pp $697	+1.0pp $681

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Park Dr S Clanton, AL	3.0	2.0	1192	$1,200	$1.01	44d	1	0.79mi
87 Park Dr S Clanton, AL	3.0	2.5	1344	$1,495	$1.11	24d	1	0.80mi
85 Park Dr S Clanton, AL	2.0	2.5	1204	$1,395	$1.16	24d	1	0.80mi
89 Park Dr S Clanton, AL	3.0	2.5	1344	$1,495	$1.11	24d	1	0.80mi
91 Park Dr S Clanton, AL	2.0	2.5	1204	$1,395	$1.16	24d	1	0.80mi

Listing history 5 events

1. 2026-03-02
   soldstatus $50,000
2. 2025-11-05
   status Pending
3. 2025-10-14
   listed $64,000 Active
4. 2025-08-24
   price $74,900
5. 2025-07-31
   listed $84,000 Active

ⓘ 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: $550 · $46/mo
• Projected year-2 tax: $550 · $46/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,044
• − Mortgage interest: −$3,585
• − Property taxes: −$550
• − Insurance: −$320
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$1,862
• Taxable income: $8,000
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $6,647/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: Chilton County
• NCES district ID: 0100660
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $41,269
• Composite: 20.73/100
• National rank: #8520
• State rank: #94 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

• Census place: Clanton, AL
• County: Chilton County · 15,324 people
• City population: 15,324
• Metro: Birmingham-Hoover, AL
• Population (ZIP): 15,324
• Household income: $65,907
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 326.0

Population outlook (Chilton County) Hauer SSP2

• Today (2025): 44,064 people
• By 2030: 43,694 · -0.8%
• By 2040: 42,168 · -4.3%
• By 2050: 39,667 · -10.0%
• By 2075: 31,397 · -28.7%
• By 2100: 21,319 · -51.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 9% Hispanic / Latino 7% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Chilton

• 2024 margin: Solid R (+72.1) · D 13.7% · R 85.8%
• 2008→2024 swing: -14.3pp toward R · 2008: -57.8pp · 2024: -72.1pp
• All cycles: 2024: R+72.1 2020: R+67.4 2016: R+66.6 2012: R+60.3 2008: R+57.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.21%
• Current HPI: 187.6339
• Rent YoY: —
• Metro: Birmingham-Hoover, AL
• 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

-40.5% since first listed

5 events — show timeline

• 2026-03-02 Sold (Public Records) $50,000 Public Records
• 2025-11-05 Pending — GCMLS AL
• 2025-10-14 Listed $64,000 GCMLS AL
• 2025-08-24 Price Changed $74,900 SAARMLS
• 2025-07-31 Listed $84,000 SAARMLS

Property tax history

+4.5%/yr

Latest (2025): $550 · +1.0% YoY. Source: county tax records.