1463 N State Highway 123 · Hartford, AL 36344

$128,250

3 bd · 1.0 ba · 1,822 sqft · SingleFamily public records · 172 Days on market

Built 1983 0.51 ac lot $70/sqft · 43% below area ↓ 12% since listing

---

Why this score? — see what drove the F 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 +8.8/30.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

Key facts

• Open concept
• Wood interior
• Stone fireplace

Tags

• WOOD INTERIOR
• STONE FIREPLACE
• OPEN CONCEPT
• TWO SHEDS
• HALF ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-105 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (22.9% below list).
• Recommended offer: $99k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#169 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, health & safety D, schools D-.
• Geneva County (rural): math 22% / reading 51% proficiency, ranked #39 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 39 units permitted in Geneva County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $886 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Geneva County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $17k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $98,917 (22.9% 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 172 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $260,455
• List price: $128,250
• Delta: -50.76%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1246 N Highway 123	0.16mi	4/2.0 (+1)	1,554 (-15%)	4mo	$190,000	$122	56
1246 N Highway 123 Hwy	0.16mi	4/2.0 (+1)	1,554 (-15%)	4mo	$190,000	$122	56
493 N Shiloh Rd	0.55mi	3/3.0	1,746 (-4%)	8mo	$300,000	$172	52
334 N Shiloh Rd	0.70mi	3/2.0	1,632 (-10%)	11mo	$245,000	$150	37

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-27,446
• Equity at exit: $19,122

10-year hold

• IRR: -16.1%
• Equity multiple: 0.10×
• Total profit: $-32,439
• Equity at exit: $11,089

Cash invested: $35,910 (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 36344

• Home prices YoY: -13.0%
• Active inventory: 36
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$673
• Tax est. 1.5%: −$160 /mo · $1,924/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-105

Break-even live

Break-even rent $1,122

Max offer price $113,076

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-61	+0% $-105	+5% $-149	+10% $-193
Rent	-10% $-183	-5% $-144	+0% $-105	+5% $-66	+10% $-27
Rate	-1.0pp $-40	-0.5pp $-72	base $-105	+0.5pp $-138	+1.0pp $-172

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: $32,062
• Closing costs: $3,848
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-16
   status Pending 211-char remark

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attached. All on a half acre lot.

2. 2026-05-16
   status Pending 211-char remark

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attached. All on a half acre lot.

3. 2026-05-14
   historical Active Under Contract 211-char remark

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

4. 2026-03-07
   price $128,250 211-char remark

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

5. 2026-03-07
   price $128,250

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

6. 2026-03-07
   price $128,250 211-char remark

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

7. 2025-12-26
   price $137,750 211-char remark

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attached. All on a half acre lot.

8. 2025-12-26
   price $137,750

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attached. All on a half acre lot.

9. 2025-12-26
   price $137,750 211-char remark

   Show marketing remark (211 chars)

   Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attached. All on a half acre lot.

10. 2025-11-26
    listed $145,000 Active

    Show marketing remark (211 chars)

    Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

11. 2025-11-26
    listed $145,000 Active 211-char remark

    Show marketing remark (211 chars)

    Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

12. 2025-11-26
    listed $145,000 Active 211-char remark

    Show marketing remark (211 chars)

    Three bedroom, 2 bath log house with impressive wood interior, stone fireplace and open concept. Bedrooms are all to the one end of house. Two sheds in backyard, two car carport attacehd. All on a half acre lot.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,870
• − Mortgage interest: −$7,184
• − Property taxes: −$1,924
• − Insurance: −$641
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$3,731
• Taxable loss: −$3,509
• Est. tax savings @ 24.0%: +$842
• After-tax cash flow: $-416/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: Geneva County
• NCES district ID: 0101660
• Math proficiency: 22% ▼ -32.00%
• Reading proficiency: 51% ▲ 4.00%
• Median HH income: $36,144
• Composite: 30.15/100
• National rank: #6325
• State rank: #39 of 129 in AL

Livability — Hartford

• Score: 64/100
• State rank: #169
• US rank: #14759

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, AL
• City population: 5,345
• Population (ZIP): 5,345

Population outlook (Geneva County) Hauer SSP2

• Today (2025): 26,614 people
• By 2030: 26,346 · -1.0%
• By 2040: 25,491 · -4.2%
• By 2050: 24,280 · -8.8%
• By 2075: 20,914 · -21.4%
• By 2100: 16,830 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 11% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 2% Korean 1%

Political lean MEDSL · Geneva

• 2024 margin: Solid R (+77.0) · D 11.2% · R 88.2%
• 2008→2024 swing: -14.5pp toward R · 2008: -62.5pp · 2024: -77.0pp
• All cycles: 2024: R+77.0 2020: R+73.8 2016: R+72.4 2012: R+63.0 2008: R+62.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -22.75%
• Current HPI: 151.8431
• 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

-11.6% since first listed

12 events — show timeline

• 2026-05-16 Pending — SAMLS
• 2026-05-16 Pending — WBR
• 2026-05-14 Contingent — SAMLS
• 2026-03-07 Price Changed $128,250 WBR
• 2026-03-07 Price Changed $128,250 CAOR
• 2026-03-07 Price Changed $128,250 SAMLS
• 2025-12-26 Price Changed $137,750 SAMLS
• 2025-12-26 Price Changed $137,750 CAOR
• 2025-12-26 Price Changed $137,750 WBR
• 2025-11-26 Listed $145,000 CAOR
• 2025-11-26 Listed $145,000 WBR
• 2025-11-26 Listed $145,000 SAMLS