1530 Co Rd 437 · Hillsboro, AL 35643

$39,900

4 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 3 Days on market

Built 1935 0.80 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Needing a project? This property is ready for your handy work. Property is being sold "as is". Purchaser to verify all information.

Key facts

• 0.8 acre lot
• Built 1935
• Listed 2 days

Property features AI

Finance

• Financial info: Annual tax amount listed

Exterior

• Utilities: Septic tank sewer
• Home design: Single-family residential property; Residential property type
• Construction: About 2,400 above-grade finished area
• Exterior features: Approximately 0.8-acre lot; Lot dimensions roughly 156' x 198' x 153' x 159'; 156' frontage

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: 2 full bathrooms
• Interior features: 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 65/100 on livability (#134 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lawrence County (rural): math 14% / reading 38% proficiency, ranked #85 of 129 in AL (top 66%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Lawrence Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 546 students, 70% FRL); East Lawrence Middle School (math 15% / reading 39%, grade F, #147 of 257 statewide, top 58%, 419 students, 78% FRL); East Lawrence High School (math 12% / reading 22%, grade F, #195 of 305 statewide, top 68%, 474 students, 67% FRL) — zoned schools average 71% FRL vs 52% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 5 units permitted in Lawrence County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($276 loan paydown + $4k appreciation (10.0% local appreciation)).
• Lawrence County population projected at -25% 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 $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k 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 2y 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

• Watch-outs: flood insurance adds $125/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,900

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.23% ✓
• Cap rate: 29.79%
• Cash-on-cash: 83.91%
• DSCR: 4.73
• GRM: 2.6

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: 81.4%
• Equity multiple: 6.69×
• Total profit: $63,583
• Equity at exit: $35,945

10-year hold

• IRR: 75.7%
• Equity multiple: 14.83×
• Total profit: $154,532
• Equity at exit: $77,517

Cash invested: $11,172 (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 35643

• Home prices YoY: 25.4%
• Active inventory: 13
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$12 /mo · $145/yr
• Insurance: −$17
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $656

Break-even live

Break-even rent $460

Max offer price $39,900

Occupancy floor 44%

Sensitivity live

Price	-10% $679	-5% $667	+0% $656	+5% $645	+10% $633
Rent	-10% $554	-5% $605	+0% $656	+5% $707	+10% $758
Rate	-1.0pp $676	-0.5pp $666	base $656	+0.5pp $646	+1.0pp $635

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $39,900 Active 3 DOM
2. 2026-06-18
   days on market $39,900 Active 2 DOM
3. 2026-06-17
   remarks 132-char remark
4. 2026-06-17
   listed $39,900 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: $145 · $12/mo
• Projected year-2 tax: $164 · $14/mo
• Expected delta: +$19/yr (+$2/mo · 12.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $15,480
• − Mortgage interest: −$2,235
• − Property taxes: −$145
• − Insurance: −$1,702
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$1,161
• Taxable income: $7,761
• Est. tax owed @ 24.0%: −$1,863
• After-tax cash flow: $6,009/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: Lawrence County
• NCES district ID: 0102040
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 38% ▼ -4.00%
• Median HH income: $40,669
• Composite: 21.9/100
• National rank: #8230
• State rank: #85 of 129 in AL

Livability — Hillsboro

• Score: 65/100
• State rank: #134
• US rank: #13236

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,088

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 30,827 people
• By 2030: 29,343 · -4.8%
• By 2040: 26,268 · -14.8%
• By 2050: 23,052 · -25.2%
• By 2075: 17,414 · -43.5%
• By 2100: 13,600 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Native American 6% Hispanic / Latino 4%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+62.3) · D 18.5% · R 80.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -28.0pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+54.6 2016: R+48.7 2012: R+27.0 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.35%
• Current HPI: 199.33
• 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

-69.3% since first listed

7 events — show timeline

• 2026-06-16 Listed $39,900 SAARMLS
• 2025-08-23 Price Changed $44,000 VMLS
• 2025-08-13 Price Changed $49,000 VMLS
• 2025-06-11 Price Changed $59,000 VMLS
• 2024-10-22 Price Changed $90,000 VMLS
• 2024-06-18 Price Changed $120,000 VMLS
• 2024-05-03 Listed $129,900 VMLS

Property tax history

-6.2%/yr

Latest (2025): $145 · +5.7% YoY. Source: county tax records.