804 County Hwy 308 · Hamilton, AL 35593

$94,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 35 Days on market

Built 1990 4.00 ac lot $98/sqft · 33% below area Est $140k · 33% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Appreciation +4.1/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Adorable little cottage home on 4 acres, with a peaceful country feel. Home has 3 bedrooms & 1 bathroom(with potential for a second bath), and many updates throughout. The view from the front porch is amazing, and the property has ample room to grow, with space for all your garden/homesteading dreams!

Key facts

• 4 acre lot
• 2 parking spots
• Built 1990

Tags

• VIEW FROM THE FRONT PORCH

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Septic tank sewer
• Home design: Single-family residential property
• Construction: About 960 above-grade finished area
• Exterior features: Approximately 4 acres of land; Zoned R1

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Ductless heating; Electric heating; Ductless cooling; Wall/window unit cooling
• Interior features: Crawl space basement; Total of 7 rooms
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $20 ($245/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (9.8% below list).
• Recommended offer: $85k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.0% in Hamilton — 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 63/100 on livability (#190 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Marion County (rural): math 20% / reading 48% proficiency, ranked #56 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Marion County High School (math 17% / reading 52%, grade F, #47 of 305 statewide, top 17%, 250 students, 67% FRL).
• Market conditions: 13 active listings in the ZIP; 1 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.7%/yr); year-one equity from $650 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marion County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y 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: moderate wind risk, 26% 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 $84,813 (9.8% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (median comp): $139,629
• List price: $94,000
• Delta: -32.68%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.66×
• Total profit: $-8,845
• Equity at exit: $19,414

10-year hold

• IRR: -0.6%
• Equity multiple: 0.95×
• Total profit: $-1,388
• Equity at exit: $17,709

Cash invested: $26,320 (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 35593

• Home prices YoY: -1.1%
• Active inventory: 13
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $848 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $20

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 93%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $94,000 Active 35 DOM
2. 2026-06-18
   days on market $94,000 Active 34 DOM
3. 2026-06-17
   days on market $94,000 Active 33 DOM
4. 2026-06-16
   days on market $94,000 Active 32 DOM
5. 2026-06-15
   days on market $94,000 Active 31 DOM
6. 2026-06-14
   days on market $94,000 Active 29 DOM
7. 2026-06-12
   days on market $94,000 Active 28 DOM
8. 2026-06-09
   days on market $94,000 Active 25 DOM
9. 2026-06-08
   days on market $94,000 Active 24 DOM
10. 2026-06-07
    days on market $94,000 Active 23 DOM
11. 2026-06-04
    days on market $94,000 Active 19 DOM
12. 2026-06-02
    days on market $94,000 Active 18 DOM
13. 2026-06-01
    days on market $94,000 Active 17 DOM
14. 2026-05-31
    days on market $94,000 Active 16 DOM
15. 2026-05-31
    days on market $94,000 Active 15 DOM
16. 2026-05-14
    listed $94,000 Active 308-char remark
17. 2024-12-09
    listed $134,000 Active
18. 2024-11-18
    price $139,500
19. 2024-10-16
    price $145,000
20. 2024-09-25
    listed $149,900 Active
21. 2022-08-05
    soldstatus $125,000
22. 2014-02-28
    soldstatus $39,500
23. 2013-03-06
    listed $55,000
24. 2012-01-17
    listed $65,000

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,178
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$814
• − Management: −$814
• − Depreciation: −$2,735
• Taxable loss: −$1,331
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $564/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: Marion County
• NCES district ID: 0102310
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $32,048
• Composite: 27.69/100
• National rank: #6911
• State rank: #56 of 129 in AL

Livability — Hamilton

• Score: 63/100
• State rank: #190
• US rank: #15568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,621
• Population (ZIP): 1,522

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,759 people
• By 2030: 27,834 · -3.2%
• By 2040: 25,974 · -9.7%
• By 2050: 24,129 · -16.1%
• By 2075: 20,179 · -29.8%
• By 2100: 16,341 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+81.7) · D 8.8% · R 90.5%
• 2008→2024 swing: -25.6pp toward R · 2008: -56.1pp · 2024: -81.7pp
• All cycles: 2024: R+81.7 2020: R+77.8 2016: R+76.2 2012: R+61.5 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.74%
• Current HPI: 162.7623
• 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

+44.6% since first listed

9 events — show timeline

• 2026-05-14 Listed $94,000 SAARMLS
• 2024-12-09 Listed $134,000 SAARMLS
• 2024-11-18 Price Changed $139,500 SAARMLS
• 2024-10-16 Price Changed $145,000 SAARMLS
• 2024-09-25 Listed $149,900 SAARMLS
• 2022-08-05 Sold (Public Records) $125,000 Public Records
• 2014-02-28 Sold (Public Records) $39,500 Public Records
• 2013-03-06 Listed $55,000 SAARMLS
• 2012-01-17 Listed $65,000 SAARMLS

Property tax history

-3.2%/yr

Latest (2025): $166 · +8.9% YoY. Source: county tax records.