409 Peachtree St · Headland, AL 36345

$209,900

3 bd · 2.0 ba · 1,559 sqft · SingleFamily public records · 11 Days on market

Built 1960 0.63 ac lot Est $200k · 5% over

---

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 +16.5/30.0
• ARV discount +5.2/15.0
• DSCR +5.1/10.0
• Livability +3.3/5.0
• 1% rule +3.2/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom home in a highly convenient Headland location! Situated on a spacious corner lot with mature trees, this property offers the perfect blend of privacy, character, and accessibility. Inside, you'll find beautiful wood floors, abundant natural light, and a functional layout featuring 3 bedrooms and 1.5 baths. Enjoy the outdoors with a large fenced backyard ideal for pets, play, or gatherings plus a shed on the property for storage, hobbies, or projects. Updates include a newer roof and newer HVAC, giving you peace of mind from day one. It's hard to beat the convenience, charm, and value this home offers in such a desirable part of Headland. Don't miss this opportunity!

Key facts

• New kitchen cabinets
• New appliances
• Second full bathroom

Tags

• CORNER LOT
• MATURE TREES
• NEW HVAC SYSTEM
• NEW KITCHEN CABINETS
• NEW APPLIANCES
• SECOND FULL BATHROOM

Property features AI

Exterior

• Parking: 2 total parking spaces; 2 covered spaces; Attached carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior
• Exterior features: Covered patio/porch; On waterfront; Storage structure

Interior

• Kitchen: Cooktop; Range; Dishwasher; Microwave
• Flooring: Tile; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Double-pane windows; Fireplace (1)
• Laundry & utility: Indoor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $123 ($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 $172k (18.2% below list).
• Recommended offer: $172k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.8% in Headland — 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 66/100 on livability (#101 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, amenities F, commute F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Headland Elementary School (math 39% / reading 59%, grade D, #132 of 627 statewide, top 21%, 858 students, 48% FRL); Headland Middle School (math 16% / reading 58%, grade F, #73 of 257 statewide, top 29%, 576 students, 47% FRL); Headland High School (math 17% / reading 27%, grade F, #142 of 305 statewide, top 51%, 412 students, 49% FRL).
• Market conditions: 173 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.
• Current owner paid $100k; list at $210k implies a 110% gain — meaningful room to come down on a strong offer.

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 $171,685 (18.2% below list)

Questions for the listing agent

1. Built in 1960 — 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 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. 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?
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: 0.82% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $199,552
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Peachtree St	0.00mi	3/1.5	1,559 (0%)	6mo	$100,000	$64	93
505 E Church St	0.27mi	3/2.0	1,583 (+2%)	4mo	$214,900	$136	81
505 Cleveland St	0.26mi	3/2.0	1,648 (+6%)	2mo	$168,500	$102	77
615 Mitchell St	0.29mi	3/2.0	1,575 (+1%)	13mo	$185,000	$117	74
203 Mitchell St	0.20mi	3/2.0	1,642 (+5%)	11mo	$210,000	$128	73
622 Peachtree St	0.38mi	3/1.5	1,622 (+4%)	6mo	$215,000	$133	68
109 Aubrey Ave	0.38mi	3/2.0	1,618 (+4%)	9mo	$249,900	$154	68
403 S Main St	0.46mi	3/2.0	1,596 (+2%)	12mo	$180,000	$113	65
611 Mitchell St	0.26mi	2/1.0 (-1)	1,476 (-5%)	7mo	$140,000	$95	64
137 Gracebrook Ct	0.59mi	3/2.0	1,357 (-13%)	2mo	$220,000	$162	50
618 Cleveland St	0.42mi	3/2.0	1,346 (-14%)	14mo	$174,000	$129	46
108 Sweetwater Dr	0.46mi	3/2.0	1,772 (+14%)	15mo	$207,500	$117	43

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-26,287
• Equity at exit: $31,297

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-13,242
• Equity at exit: $18,148

Cash invested: $58,772 (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 36345

• Home prices YoY: -16.0%
• Active inventory: 173
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,717 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $123

Break-even live

Break-even rent $1,561

Max offer price $209,900

Occupancy floor 88%

Sensitivity live

Price	-10% $242	-5% $182	+0% $123	+5% $64	+10% $4
Rent	-10% $-13	-5% $55	+0% $123	+5% $191	+10% $259
Rate	-1.0pp $229	-0.5pp $176	base $123	+0.5pp $69	+1.0pp $13

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-22
   days on market $209,900 Active 11 DOM
2. 2026-06-21
   days on market $209,900 Active 10 DOM
3. 2026-06-19
   days on market $209,900 Active 8 DOM
4. 2026-06-18
   days on market $209,900 Active 7 DOM
5. 2026-06-17
   days on market $209,900 Active 6 DOM
6. 2026-06-16
   days on market $209,900 Active 5 DOM
7. 2026-06-15
   days on market $209,900 Active 4 DOM
8. 2026-06-14
   days on market $209,900 Active 2 DOM
9. 2026-06-12
   remarks 699-char remark
10. 2026-06-12
    listed $209,900 Active 1 DOM

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$319/yr (+$27/mo · 58.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,602
• − Mortgage interest: −$11,758
• − Property taxes: −$542
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$6,106
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $1,992/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Headland

• Score: 66/100
• State rank: #101
• US rank: #11540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Headland, AL
• City population: 8,838
• Population (ZIP): 8,838

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 16% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Vietnam

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.45%
• Current HPI: 213.0749
• 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

+179.9% since first listed

5 events — show timeline

• 2026-06-11 Listed $209,900 SAMLS
• 2026-01-05 Sold (MLS) $100,000 SAMLS
• 2025-12-07 Pending — SAMLS
• 2025-11-24 Listed $124,900 SAMLS
• 2007-03-28 Sold (Public Records) $75,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $542 · +5.7% YoY. Source: county tax records.