5141 Highway 85 · Clayhatchee, AL 36322

$160,000

3 bd · 1.0 ba · 1,154 sqft · SingleFamily public records · 3 Days on market

Built 1972

---

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).

• Cash flow +17.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Welcome to this recently updated home situated on a spacious 0.65 acre lot in Daleville, offering a blend of modern updates and flexible living space. Recent improvements include new flooring throughout the home, while the metal roof provides durability and low-maintenance ownership. The kitchen is currently being refreshed with newly painted cabinets, and additional storage space has been added to improve functionality. One of the standout features is the recent garage conversion, creating additional heated and cooled living space ideal for a home office, bonus room, second living area, playroom, or hobby space. To support the conversion, new HVAC ductwork was professionally installed by a

Key facts

• 3 garage spots
• Built 1972
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/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 $133k (16.8% below list).
• Recommended offer: $133k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.4% in Clayhatchee — 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 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.
• Daleville City (town): math 9% / reading 37% proficiency, ranked #97 of 129 in AL (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 41 active listings in the ZIP; 38 units permitted in Dale County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($47k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Dale County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $133,089 (16.8% below list)

Questions for the listing agent

1. Built in 1972 — 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 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?
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: 0.83% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 3.10×
• Total profit: $94,289
• Equity at exit: $144,141

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $271,812
• Equity at exit: $310,845

Cash invested: $44,800 (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 36322

• Home prices YoY: 31.4%
• Active inventory: 41
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $114

Break-even live

Break-even rent $1,187

Max offer price $160,000

Occupancy floor 86%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $160,000 Active 3 DOM
2. 2026-06-18
   days on market $160,000 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $160,000 Active 1 DOM
4. 2026-06-16
   days on market $160,000 Active 20 DOM
5. 2026-06-15
   days on market $160,000 Active 19 DOM
6. 2026-06-14
   days on market $160,000 Active 17 DOM
7. 2026-06-12
   days on market $160,000 Active 16 DOM
8. 2026-06-09
   days on market $160,000 Active 13 DOM
9. 2026-06-08
   days on market $160,000 Active 12 DOM
10. 2026-06-07
    days on market $160,000 Active 11 DOM
11. 2026-06-05
    days on market $160,000 Active 8 DOM
12. 2026-06-03
    days on market $160,000 Active 7 DOM
13. 2026-06-02
    days on market $160,000 Active 6 DOM
14. 2026-06-01
    days on market $160,000 Active 5 DOM
15. 2026-05-31
    days on market $160,000 Active 4 DOM
16. 2026-05-30
    days on market $160,000 Active 3 DOM
17. 2026-05-28
    listed $160,000 Active
18. 2015-11-10
    soldstatus $154,620
19. 2015-05-16
    listed $85,500

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$270/yr (+$23/mo · 70.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $15,971
• − Mortgage interest: −$8,962
• − Property taxes: −$386
• − Insurance: −$800
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$4,655
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $1,695/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: Daleville City
• NCES district ID: 0101080
• Math proficiency: 9% ▼ -18.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $45,865
• Composite: 19.89/100
• National rank: #8687
• State rank: #97 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

• Census place: Clayhatchee, AL
• County: Dale County · 7,959 people
• Metro: Ozark, AL
• Population (ZIP): 7,959
• Household income: $47,276
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 115.0

Population outlook (Dale County) Hauer SSP2

• Today (2025): 46,805 people
• By 2030: 45,176 · -3.5%
• By 2040: 41,523 · -11.3%
• By 2050: 37,575 · -19.7%
• By 2075: 28,931 · -38.2%
• By 2100: 22,172 · -52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Two or more races 9% Hispanic / Latino 7% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3%
• Common ancestry: Lithuanian 3% Italian 2% Slovak 1%
• Foreign-born: 5% · South Korea, China, Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Korean 1%

Political lean MEDSL · Dale

• 2024 margin: Solid R (+52.3) · D 23.5% · R 75.8%
• 2008→2024 swing: -7.7pp toward R · 2008: -44.6pp · 2024: -52.3pp
• All cycles: 2024: R+52.3 2020: R+46.3 2016: R+50.4 2012: R+42.2 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 49.15%
• Current HPI: 205.6
• Rent YoY: —
• Metro: Ozark, 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

+87.1% since first listed

3 events — show timeline

• 2026-05-28 Listed $160,000 FSBO.com
• 2015-11-10 Sold (Public Records) $154,620 Public Records
• 2015-05-16 Listed $85,500 WBR

Property tax history

+4.0%/yr

Latest (2025): $386 · +7.3% YoY. Source: county tax records.