29 Beckett Ln · Clayhatchee, AL 36352

$319,900

4 bd · 1.0 ba · 2,140 sqft · SingleFamily public records · 58 Days on market

Built 2023 0.45 ac lot $149/sqft · 10% above area Est $291k · 10% over $37/mo HOA · 2% of rent

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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).

• Cash flow +12.9/30.0
• Appreciation +6.9/10.0
• DSCR +3.9/10.0
• Schools +3.1/10.0
• ARV discount +3.0/15.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in a newer development within the highly sought after Wicksburg school district, this 4 bedroom, 2 bath home offers the perfect blend of modern construction and everyday convenience. Built in 2023 and ideally situated between Dothan and Enterprise, you'll enjoy an easy commute in either direction while also being just minutes from Fort Rucker. This clean, move in ready home offers a functional and inviting layout designed for comfortable everyday living. From the moment you step inside, you'll appreciate the well maintained condition and the easy flow between living spaces, making it ideal for both relaxing and entertaining. One of the standout features of this home is the large backyard, complete with beautiful trees that provide shade, privacy, and a peaceful setting to enjoy the outdoors. Whether it's gatherings, kids playing, or simply unwinding at the end of the day, this space offers plenty of room to make it your own. Located in a neighborhood that includes a community park, this home combines location, lifestyle, and value. If you've been looking for a well kept, newer home in a convenient location with room to enjoy both inside and out, this one is a must see.

Key facts

• Modern construction
• Large backyard
• Community park

Tags

• WICKSBURG SCHOOL DISTRICT
• LARGE BACKYARD
• COMMUNITY PARK
• MODERN CONSTRUCTION
• EASY COMMUTE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-24 ($-290/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (25.0% below list).
• Recommended offer: $240k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#329 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, schools F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($2k loan paydown + $12k appreciation (3.8% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.

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 $240,000 (25.0% 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 58 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (median comp): $291,020
• List price: $319,900
• Delta: 9.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Magnolia Ln	0.41mi	4/2.0	2,233 (+4%)	1mo	$340,000	$152	68
28 Beckett Ln	0.03mi	3/2.0 (-1)	1,851 (-14%)	3mo	$290,000	$157	64
209 David Hussey Rd	0.36mi	4/2.0	2,055 (-4%)	10mo	$299,000	$145	64
1226 Sandbed Rd	0.36mi	3/2.0 (-1)	2,251 (+5%)	3mo	$284,000	$126	63
1220 Sandbed Rd	0.38mi	3/2.0 (-1)	2,059 (-4%)	6mo	$297,500	$144	62
1220 Sandbed Rd	0.38mi	3/2.0 (-1)	2,059 (-4%)	6mo	$297,500	$144	62
70 Beckett Ln	0.05mi	3/2.0 (-1)	1,845 (-14%)	7mo	$275,000	$149	60
224 David Hussey Rd	0.32mi	4/2.0	1,954 (-9%)	10mo	$325,000	$166	59
1017 Sandbed Rd	0.22mi	3/2.0 (-1)	1,855 (-13%)	7mo	$294,380	$159	52
1017 Sandbed Rd	0.22mi	3/2.0 (-1)	1,855 (-13%)	7mo	$294,380	$159	52
292 Adkinson Rd	0.73mi	4/2.5	1,927 (-10%)	3mo	$312,000	$162	41
251 Adkinson Rd	0.65mi	3/2.0 (-1)	1,849 (-14%)	1mo	$287,500	$155	37

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.57×
• Total profit: $51,041
• Equity at exit: $158,935

10-year hold

• IRR: 11.5%
• Equity multiple: 2.86×
• Total profit: $166,773
• Equity at exit: $257,384

Cash invested: $89,572 (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 36352

• Home prices YoY: 1.6%
• Active inventory: 60
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$133
• HOA: −$37
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-24

Break-even live

Break-even rent $2,431

Max offer price $315,625

Occupancy floor 96%

Sensitivity live

Price	-10% $157	-5% $66	+0% $-24	+5% $-115	+10% $-205
Rent	-10% $-214	-5% $-119	+0% $-24	+5% $71	+10% $165
Rate	-1.0pp $137	-0.5pp $57	base $-24	+0.5pp $-107	+1.0pp $-191

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Mockingbird Trl , AL	3.0	2.0	1849	$2,400	$1.30	45d	1	1.19mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 7 events

1. 2026-05-14
   price $319,900 1195-char remark

   Show marketing remark (1195 chars)

   Located in a newer development within the highly sought after Wicksburg school district, this 4 bedroom, 2 bath home offers the perfect blend of modern construction and everyday convenience. Built in 2023 and ideally situated between Dothan and Enterprise, you'll enjoy an easy commute in either direction while also being just minutes from Fort Rucker. This clean, move in ready home offers a functional and inviting layout designed for comfortable everyday living. From the moment you step inside, you'll appreciate the well maintained condition and the easy flow between living spaces, making it ideal for both relaxing and entertaining. One of the standout features of this home is the large backyard, complete with beautiful trees that provide shade, privacy, and a peaceful setting to enjoy the outdoors. Whether it's gatherings, kids playing, or simply unwinding at the end of the day, this space offers plenty of room to make it your own. Located in a neighborhood that includes a community park, this home combines location, lifestyle, and value. If you've been looking for a well kept, newer home in a convenient location with room to enjoy both inside and out, this one is a must see.

2. 2026-05-01
   price $322,400 1195-char remark

   Show marketing remark (1195 chars)

   Located in a newer development within the highly sought after Wicksburg school district, this 4 bedroom, 2 bath home offers the perfect blend of modern construction and everyday convenience. Built in 2023 and ideally situated between Dothan and Enterprise, you'll enjoy an easy commute in either direction while also being just minutes from Fort Rucker. This clean, move in ready home offers a functional and inviting layout designed for comfortable everyday living. From the moment you step inside, you'll appreciate the well maintained condition and the easy flow between living spaces, making it ideal for both relaxing and entertaining. One of the standout features of this home is the large backyard, complete with beautiful trees that provide shade, privacy, and a peaceful setting to enjoy the outdoors. Whether it's gatherings, kids playing, or simply unwinding at the end of the day, this space offers plenty of room to make it your own. Located in a neighborhood that includes a community park, this home combines location, lifestyle, and value. If you've been looking for a well kept, newer home in a convenient location with room to enjoy both inside and out, this one is a must see.

3. 2026-03-26
   listed $324,900 Active 1195-char remark

   Show marketing remark (1195 chars)

   Located in a newer development within the highly sought after Wicksburg school district, this 4 bedroom, 2 bath home offers the perfect blend of modern construction and everyday convenience. Built in 2023 and ideally situated between Dothan and Enterprise, you'll enjoy an easy commute in either direction while also being just minutes from Fort Rucker. This clean, move in ready home offers a functional and inviting layout designed for comfortable everyday living. From the moment you step inside, you'll appreciate the well maintained condition and the easy flow between living spaces, making it ideal for both relaxing and entertaining. One of the standout features of this home is the large backyard, complete with beautiful trees that provide shade, privacy, and a peaceful setting to enjoy the outdoors. Whether it's gatherings, kids playing, or simply unwinding at the end of the day, this space offers plenty of room to make it your own. Located in a neighborhood that includes a community park, this home combines location, lifestyle, and value. If you've been looking for a well kept, newer home in a convenient location with room to enjoy both inside and out, this one is a must see.

4. 2023-11-30
   soldstatus $289,500 Closed
5. 2023-08-25
   status Pending
6. 2023-08-16
   historical
7. 2023-08-14
   listed $289,500 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: $868 · $72/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$444/yr (+$37/mo · 51.1%)

ⓘ 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 2/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$17,919
• − Property taxes: −$868
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$444
• − Depreciation: −$9,306
• Taxable loss: −$5,945
• Est. tax savings @ 24.0%: +$1,427
• After-tax cash flow: $1,136/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Clayhatchee

• Score: 59/100
• State rank: #329
• US rank: #19985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,762

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 239.5672
• 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

+10.5% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $319,900 SAMLS
• 2026-05-01 Price Changed $322,400 SAMLS
• 2026-03-26 Listed $324,900 SAMLS
• 2023-11-30 Sold (MLS) $289,500 SAMLS
• 2023-08-25 Pending — SAMLS
• 2023-08-16 Delisted — SAMLS
• 2023-08-14 Listed $289,500 SAMLS

Property tax history

+74.1%/yr

Latest (2025): $868 · +774.8% YoY. Source: county tax records.