307 Rockhill Cir · Abbeville, AL 36310

$93,000

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 137 Days on market

Built 1940 0.89 ac lot $64/sqft · 20% below area Est $116k · 20% under ↓ 22% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

307 Rockhill Cir, Abbeville AL Move-in ready & full of potential?? This charming, move-in ready home sits on a spacious 0.89-acre lot right inside of the city limits of Abbeville. With 3 bedrooms, 1 bathroom, and a welcoming 1,456 layout, this property is perfect for first time home buyers, downsizers or anyone . Enjoy a peaceful setting in a quiet neighborhood while still being close to shops, and restaurants. Key Features Include: ?? Well-Maintained Interrior ?? Large Yard With Plenty of Possibilities ?? Inside of The City Limits ?? Minutes From Local Conveniences ?? New Roof Installed April 2025 ?? New HVAC installed 2024 Home Is Being Sold As Is. By owner

Key facts

• New hvac installed
• New roof installed
• Quiet neighborhood

Tags

• SPACIOUS 0.89-ACRE LOT
• QUIET NEIGHBORHOOD
• INSIDE OF THE CITY LIMITS
• NEW ROOF INSTALLED
• NEW HVAC INSTALLED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#180 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, health & safety D, schools 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.
• Market conditions: 105 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($643 loan paydown + $9k appreciation (10.0% local appreciation)).
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($82k) 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 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 98% 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 $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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?
7. 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.
8. 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.
9. 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: 1.68% ✓
• Cap rate: 15.04%
• Cash-on-cash: 31.23%
• DSCR: 2.39
• GRM: 5.0

CMA / ARV

• ARV (median comp): $115,575
• List price: $93,000
• Delta: -19.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Weeping Willow Rd	0.71mi	2/1.0 (-1)	1,380 (-5%)	22mo	$110,000	$80	35
204 Catherine Dr	0.70mi	3/1.0	1,275 (-12%)	16mo	$105,000	$82	34
205 East Washington St	0.55mi	3/2.0	1,616 (+11%)	22mo	$115,000	$71	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 48.1%
• Equity multiple: 4.60×
• Total profit: $93,782
• Equity at exit: $83,782

10-year hold

• IRR: 41.8%
• Equity multiple: 10.30×
• Total profit: $242,170
• Equity at exit: $180,679

Cash invested: $26,040 (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 36310

• Home prices YoY: 19.7%
• Active inventory: 105
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$28 /mo · $336/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $678

Break-even live

Break-even rent $702

Max offer price $93,000

Occupancy floor 52%

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   days on market $93,000 Active 137 DOM
2. 2026-06-02
   days on market $93,000 Active 136 DOM
3. 2026-06-01
   days on market $93,000 Active 135 DOM
4. 2026-05-31
   days on market $93,000 Active 134 DOM
5. 2026-05-30
   days on market $93,000 Active 133 DOM
6. 2026-01-17
   listed $93,000 Active 679-char remark

   Show marketing remark (679 chars)

   307 Rockhill Cir, Abbeville AL Move-in ready & full of potential?? This charming, move-in ready home sits on a spacious 0.89-acre lot right inside of the city limits of Abbeville. With 3 bedrooms, 1 bathroom, and a welcoming 1,456 layout, this property is perfect for first time home buyers, downsizers or anyone . Enjoy a peaceful setting in a quiet neighborhood while still being close to shops, and restaurants. Key Features Include: ?? Well-Maintained Interrior ?? Large Yard With Plenty of Possibilities ?? Inside of The City Limits ?? Minutes From Local Conveniences ?? New Roof Installed April 2025 ?? New HVAC installed 2024 Home Is Being Sold As Is. By owner

7. 2025-09-01
   status Pending
8. 2025-08-02
   price $105,000
9. 2025-06-17
   price $115,000
10. 2025-04-13
    listed $120,000 Active

ⓘ 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: $336 · $28/mo
• Projected year-2 tax: $381 · $32/mo
• Expected delta: +$45/yr (+$4/mo · 13.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $18,716
• − Mortgage interest: −$5,209
• − Property taxes: −$336
• − Insurance: −$465
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$2,705
• Taxable income: $7,006
• Est. tax owed @ 24.0%: −$1,681
• After-tax cash flow: $6,451/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 — Abbeville

• Score: 63/100
• State rank: #180
• US rank: #15180

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: Abbeville, AL
• Population (ZIP): 6,224

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: Majority White (60%)
• Race & ethnicity: White 60% Black 35% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Romanian 1% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 39.85%
• Current HPI: 241.9035
• 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

-22.5% since first listed

5 events — show timeline

• 2026-01-17 Listed $93,000 ForSaleByOwner.com
• 2025-09-01 Pending — SAMLS
• 2025-08-02 Price Changed $105,000 SAMLS
• 2025-06-17 Price Changed $115,000 SAMLS
• 2025-04-13 Listed $120,000 SAMLS

Property tax history

+1.7%/yr

Latest (2017): $336 · +5.1% YoY. Source: county tax records.