241 Jefferson St · Heflin, AL 36264

$69,900

3 bd · 1.0 ba · 1,299 sqft · SingleFamily public records · 115 Days on market

Built 1935 0.46 ac lot $54/sqft · 60% below area ↓ 22% 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
• Appreciation +5.1/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely home located on a spacious lot. Featuring three bedrooms, a full bath, a living room, and a kitchen. Seller will offer $5000 toward the purchaser's closing costs with an acceptable offer.

Key facts

• 0.46 acre lot
• Built 1935
• Listed 114 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.0% in Heflin — 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 64/100 on livability (#151 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cleburne County (rural): math 20% / reading 52% proficiency, ranked #42 of 129 in AL (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 5 units permitted in Cleburne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $582 of equity ($483 loan paydown + $99 appreciation (0.1% local appreciation)).
• Cleburne County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 15.31%
• Cash-on-cash: 32.22%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (median comp): $175,000
• List price: $69,900
• Delta: -60.06%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.1%
• Equity multiple: 2.63×
• Total profit: $31,899
• Equity at exit: $20,794

10-year hold

• IRR: 36.4%
• Equity multiple: 5.12×
• Total profit: $80,602
• Equity at exit: $25,396

Cash invested: $19,572 (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 36264

• Home prices YoY: 0.1%
• Active inventory: 67
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$67 /mo · $805/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $526

Break-even live

Break-even rent $586

Max offer price $69,900

Occupancy floor 53%

Sensitivity live

Price	-10% $565	-5% $545	+0% $526	+5% $506	+10% $486
Rent	-10% $427	-5% $476	+0% $526	+5% $575	+10% $624
Rate	-1.0pp $561	-0.5pp $543	base $526	+0.5pp $507	+1.0pp $489

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $69,900 Active 115 DOM
2. 2026-06-19
   days on market $69,900 Active 113 DOM
3. 2026-06-18
   days on market $69,900 Active 112 DOM
4. 2026-06-17
   days on market $69,900 Active 111 DOM
5. 2026-06-16
   days on market $69,900 Active 110 DOM
6. 2026-06-15
   days on market $69,900 Active 109 DOM
7. 2026-06-14
   days on market $69,900 Active 107 DOM
8. 2026-06-13
   days on market $69,900 Active 106 DOM
9. 2026-06-10
   days on market $69,900 Active 104 DOM
10. 2026-06-09
    days on market $69,900 Active 103 DOM
11. 2026-06-08
    days on market $69,900 Active 102 DOM
12. 2026-06-07
    days on market $69,900 Active 101 DOM
13. 2026-06-05
    days on market $69,900 Active 98 DOM
14. 2026-06-03
    days on market $69,900 Active 97 DOM
15. 2026-06-02
    days on market $69,900 Active 96 DOM
16. 2026-06-01
    days on market $69,900 Active 95 DOM
17. 2026-05-31
    days on market $69,900 Active 94 DOM
18. 2026-05-30
    days on market $69,900 Active 93 DOM
19. 2026-05-01
    status Active 194-char remark

    Show marketing remark (194 chars)

    Lovely home located on a spacious lot. Featuring three bedrooms, a full bath, a living room, and a kitchen. Seller will offer $5000 toward the purchaser's closing costs with an acceptable offer.

20. 2026-04-27
    historical Contingent 194-char remark

    Show marketing remark (194 chars)

    Lovely home located on a spacious lot. Featuring three bedrooms, a full bath, a living room, and a kitchen. Seller will offer $5000 toward the purchaser's closing costs with an acceptable offer.

21. 2026-04-08
    price $69,900 194-char remark

    Show marketing remark (194 chars)

    Lovely home located on a spacious lot. Featuring three bedrooms, a full bath, a living room, and a kitchen. Seller will offer $5000 toward the purchaser's closing costs with an acceptable offer.

22. 2026-02-25
    listed $75,000 Active 194-char remark

    Show marketing remark (194 chars)

    Lovely home located on a spacious lot. Featuring three bedrooms, a full bath, a living room, and a kitchen. Seller will offer $5000 toward the purchaser's closing costs with an acceptable offer.

23. 2024-05-10
    price $90,000

ⓘ 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: $805 · $67/mo
• Projected year-2 tax: $805 · $67/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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,011
• − Mortgage interest: −$3,915
• − Property taxes: −$805
• − Insurance: −$350
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$2,033
• Taxable income: $5,506
• Est. tax owed @ 24.0%: −$1,322
• After-tax cash flow: $4,985/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: Cleburne County
• NCES district ID: 0100780
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $37,491
• Composite: 29.85/100
• National rank: #6411
• State rank: #42 of 129 in AL

Livability — Heflin

• Score: 64/100
• State rank: #151
• US rank: #13790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Heflin, AL
• Population (ZIP): 8,408

Population outlook (Cleburne County) Hauer SSP2

• Today (2025): 14,835 people
• By 2030: 14,605 · -1.6%
• By 2040: 14,023 · -5.5%
• By 2050: 13,301 · -10.3%
• By 2075: 11,624 · -21.6%
• By 2100: 9,912 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Italian 6% Slovak 3% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Cleburne

• 2024 margin: Solid R (+83.6) · D 7.9% · R 91.5%
• 2008→2024 swing: -21.2pp toward R · 2008: -62.4pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+80.4 2016: R+77.4 2012: R+68.2 2008: R+62.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.14%
• Current HPI: 257.2736
• 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

-22.3% since first listed

5 events — show timeline

• 2026-05-01 Relisted — Greater Alabama MLS
• 2026-04-27 Contingent — Greater Alabama MLS
• 2026-04-08 Price Changed $69,900 Greater Alabama MLS
• 2026-02-25 Listed $75,000 Greater Alabama MLS
• 2024-05-10 Price Changed $90,000 Greater Alabama MLS

Property tax history

+11.0%/yr

Latest (2025): $805 · +6.9% YoY. Source: county tax records.