605 Perryman Bridge Rd · Heflin, AL 36264

$95,000

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 57 Days on market

Built 1957 0.40 ac lot $85/sqft · 53% below area ↓ 31% 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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Don't miss this gem in Heflin! This charming 3 bed, 1 bath ranch offers easy, one-level living in a super convenient location-just minutes to I-20, shopping, dining, and medical offices, with a quick commute to Anniston or Oxford. Inside, you'll love the cozy living room with fireplace, perfect for relaxing evenings at home. Step outside to approximately 0.40 acres (on two parcels) of space with endless possibilities-create your dream garden, outdoor retreat, or entertaining area. Plus, two storage buildings provide the perfect setup for a workshop or extra space for tools and equipment. Affordable, convenient, and full of potential-schedule your showing today before it's gone!

Key facts

• Cozy living room
• One level living
• Fireplace

Tags

• ONE LEVEL LIVING
• COZY LIVING ROOM
• FIREPLACE
• APPROXIMATELY 0.40 ACRES
• TWO STORAGE BUILDINGS

Property features AI

Finance

• Financial info: Has down payment assistance
• HOA & community: No homeowner association fee; Garbage fee included

Exterior

• Parking: Driveway parking; Off-street uncovered parking
• Utilities: Public water; Connected sewer; Gas water heater; Internet availability unknown
• Home design: Existing year built (established home); Not a tri-level, split-level, loft, or log home; Foundation: crawl space; Construction materials include one-side brick, concrete/block, shingle roof, and Hardiplank siding
• Construction: Crawl space foundation; Shingle roof; 1-side brick and concrete/block construction with Hardiplank siding
• Exterior features: Covered and open patio; Porch; Garden/Patio

Interior

• Kitchen: Kitchen with eating area; Laminate countertops
• Bedrooms: Three bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: One full bathroom with tub/shower combo (shared bath)
• Heating & cooling: Electric heating; Central electric cooling
• Interior features: Handyman special; Hardwood floors; Brick wood-burning fireplace in the living room; Ceilings: see remarks
• Laundry & utility: Main-level laundry in a closet; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: amenities F, commute F, employment 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.
• Zoned schools: Cleburne County Elementary School (math 32% / reading 67%, grade D, #121 of 627 statewide, top 21%, 361 students, 63% FRL); Cleburne County High School (math 18% / reading 42%, grade F, #67 of 305 statewide, top 22%, 570 students, 64% FRL) — zoned schools average 64% FRL vs 48% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 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 $792 of equity ($657 loan paydown + $135 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.29% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.06%
• DSCR: 1.71
• GRM: 6.5

CMA / ARV

• ARV (median comp): $197,229
• List price: $95,000
• Delta: -51.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.9%
• Equity multiple: 1.77×
• Total profit: $20,515
• Equity at exit: $28,261

10-year hold

• IRR: 20.2%
• Equity multiple: 3.26×
• Total profit: $60,202
• Equity at exit: $34,515

Cash invested: $26,600 (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: 66
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $356

Break-even live

Break-even rent $775

Max offer price $95,000

Occupancy floor 66%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $95,000 Active 57 DOM
2. 2026-06-18
   days on market $95,000 Active 56 DOM
3. 2026-06-17
   days on market $95,000 Active 55 DOM
4. 2026-06-16
   days on market $95,000 Active 54 DOM
5. 2026-06-15
   days on market $95,000 Active 53 DOM
6. 2026-06-14
   days on market $95,000 Active 51 DOM
7. 2026-06-13
   days on market $95,000 Active 50 DOM
8. 2026-06-10
   days on market $95,000 Active 48 DOM
9. 2026-06-09
   days on market $95,000 Active 47 DOM
10. 2026-06-08
    days on market $95,000 Active 46 DOM
11. 2026-06-07
    days on market $95,000 Active 45 DOM
12. 2026-06-05
    days on market $95,000 Active 42 DOM
13. 2026-06-03
    days on market $95,000 Active 41 DOM
14. 2026-06-02
    days on market $95,000 Active 40 DOM
15. 2026-06-01
    days on market $95,000 Active 39 DOM
16. 2026-05-31
    days on market $95,000 Active 38 DOM
17. 2026-05-30
    days on market $95,000 Active 37 DOM
18. 2026-04-23
    listed $95,000 Active 686-char remark
19. 2026-03-18
    listed $95,000 New 692-char remark

    Show marketing remark (692 chars)

    Don't miss this gem in Heflin! This charming 3 bed, 1 bath ranch offers easy, one-level living in a super convenient location-just minutes to I-20, shopping, dining, and medical offices, with a quick commute to Anniston or Oxford. Inside, you'll love the cozy living room with fireplace, perfect for relaxing evenings at home. Step outside to approximately 0.40 acres (on two parcels) of space with endless possibilities-create your dream garden, outdoor retreat, or entertaining area. Plus, two storage buildings provide the perfect setup for a workshop or extra space for tools and equipment. Affordable, convenient, and full of potential-schedule your showing today before it's gone!

20. 2022-09-29
    soldstatus $137,000

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $895 · $75/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 6/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,707
• − Mortgage interest: −$5,321
• − Property taxes: −$895
• − Insurance: −$475
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − Depreciation: −$2,764
• Taxable income: $2,899
• Est. tax owed @ 24.0%: −$696
• After-tax cash flow: $3,575/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

-30.7% since first listed

3 events — show timeline

• 2026-04-23 Listed $95,000 Greater Alabama MLS
• 2026-03-18 Listed $95,000 GAMLS
• 2022-09-29 Sold (Public Records) $137,000 Public Records

Property tax history

+15.2%/yr

Latest (2025): $895 · +160.9% YoY. Source: county tax records.