14 Meadow Grv · Clio, AL 36017

$60,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 94 Days on market

Built 1971 0.29 ac lot $59/sqft · 41% above area Est $47k · 28% over

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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).

• Cash flow +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Ranch style, brick home with three bedrooms, one bathroom, situated in the Community of Clio. Property sits on about a third of an acre of land, with a large storage building.

Key facts

• Third of an acre
• Brick home
• 0.29 acre lot

Tags

• BRICK HOME
• LARGE STORAGE BUILDING
• THIRD OF AN ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($834 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#268 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Barbour County (rural): math 10% / reading 16% proficiency, ranked #133 of 133 in AL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 34 units permitted in Barbour County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Barbour County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 95% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 1971 — 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 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?
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: 1.39% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.86%
• DSCR: 1.97
• GRM: 6.0

CMA / ARV

• ARV (median comp): $46,706
• List price: $60,000
• Delta: 28.46%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.1%
• Equity multiple: 2.59×
• Total profit: $26,699
• Equity at exit: $26,979

10-year hold

• IRR: 28.6%
• Equity multiple: 5.03×
• Total profit: $67,697
• Equity at exit: $41,577

Cash invested: $16,800 (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 36017

• Active inventory: 7
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $834 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$14 /mo · $162/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $306

Break-even live

Break-even rent $447

Max offer price $60,000

Occupancy floor 58%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $60,000 Active 94 DOM
2. 2026-06-18
   days on market $60,000 Active 93 DOM
3. 2026-06-17
   days on market $60,000 Active 92 DOM
4. 2026-06-16
   days on market $60,000 Active 91 DOM
5. 2026-06-15
   days on market $60,000 Active 90 DOM
6. 2026-06-14
   days on market $60,000 Active 88 DOM
7. 2026-06-12
   pricedays on market $60,000 Active 87 DOM
8. 2026-06-09
   days on market $65,000 Active 84 DOM
9. 2026-06-08
   days on market $65,000 Active 83 DOM
10. 2026-06-07
    days on market $65,000 Active 82 DOM
11. 2026-06-07
    days on market $65,000 Active 81 DOM
12. 2026-06-04
    days on market $65,000 Active 78 DOM
13. 2026-06-02
    days on market $65,000 Active 77 DOM
14. 2026-06-01
    days on market $65,000 Active 76 DOM
15. 2026-05-31
    days on market $65,000 Active 75 DOM
16. 2026-05-31
    days on market $65,000 Active 74 DOM
17. 2026-03-18
    listed $65,000 Active 175-char remark

    Show marketing remark (175 chars)

    Ranch style, brick home with three bedrooms, one bathroom, situated in the Community of Clio. Property sits on about a third of an acre of land, with a large storage building.

18. 2026-03-17
    listed $65,000 Active 175-char remark

    Show marketing remark (175 chars)

    Ranch style, brick home with three bedrooms, one bathroom, situated in the Community of Clio. Property sits on about a third of an acre of land, with a large storage building.

19. 2026-03-17
    listed $65,000 Active

    Show marketing remark (175 chars)

    Ranch style, brick home with three bedrooms, one bathroom, situated in the Community of Clio. Property sits on about a third of an acre of land, with a large storage building.

ⓘ 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: $162 · $14/mo
• Projected year-2 tax: $246 · $21/mo
• Expected delta: +$84/yr (+$7/mo · 51.8%)

ⓘ 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 ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 95% 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: $10,014
• − Mortgage interest: −$3,361
• − Property taxes: −$162
• − Insurance: −$300
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$1,745
• Taxable income: $2,843
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $2,991/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: Barbour County
• NCES district ID: 0100300
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 16% ▬ 0.00%
• Median HH income: $32,058
• Composite: 13.92/100
• National rank: #14458
• State rank: #133 of 133 in AL

Livability — Clio

• Score: 61/100
• State rank: #268
• US rank: #18262

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clio, AL
• Population (ZIP): 3,152

Population outlook (Barbour County) Hauer SSP2

• Today (2025): 24,533 people
• By 2030: 23,439 · -4.5%
• By 2040: 21,129 · -13.9%
• By 2050: 18,982 · -22.6%
• By 2075: 14,114 · -42.5%
• By 2100: 9,180 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 52% White 35% Hispanic / Latino 12% Two or more races 4%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Serbian 2%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Barbour

• 2024 margin: R (+14.7) · D 42.3% · R 57.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -1.4pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+7.7 2016: R+5.6 2012: D+2.9 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-18 Listed $65,000 CAOR
• 2026-03-17 Listed $65,000 SAMLS
• 2026-03-17 Listed $65,000 WBR

Property tax history

+2.0%/yr

Latest (2025): $162 · +7.3% YoY. Source: county tax records.