1385 County Road 13 · Heflin, AL 36264

$135,000

5 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 12 Days on market

Built 1999 1.00 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Appreciation +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

TWO HOMES FOR THE PRICE OF ONE. . This tucked away home in the outskirts of Heflin is ready for your vision. The big house is 1904 sqft, and features 3 bedrooms and two full baths with separate laundry room off kitchen and HUGE pantry. You'll love the hardwoods and wood burning fireplace in the family room and the solid cabinets and upgraded countertops in the kitchen. The little house is roughly 1000 sqft and offers 2 bedrooms and 1 full bath, with a full kitchen and separate laundry room this is perfect for in-laws or quests to stay. Each house will need some work to make it perfect, but with this much to offer, this deal wont last long. Oh and did I mention the workshop out back with pow

Key facts

• Upgraded countertops
• Solid cabinets
• 1 acre lot

Tags

• WOOD BURNING FIREPLACE
• SOLID CABINETS
• UPGRADED COUNTERTOPS
• WORKSHOP WITH POWER AND WATER

Property features AI

Finance

• Other: Property on approximately 1 acre; Not in a flood plain
• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Electric water heater; Internet service availability unknown
• Home design: Vinyl siding; Crawl space foundation; Existing construction
• Construction: Vinyl siding exterior
• Exterior features: Covered deck; Workshop; No pool; No patio; No garden view

Interior

• Kitchen: Electric cooktop; Built-in dishwasher; Electric oven; Refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: Three full bathrooms; Separate shower; Tub/shower combo
• Heating & cooling: Gas heating; Central cooling
• Interior features: Handyman special; Split bedroom floor plan; Stone kitchen countertops; One wood-burning fireplace with insert in the family room; Attic
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $128k (5.2% below list).
• Recommended offer: $128k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 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 $1k of equity ($933 loan paydown + $192 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major 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 $127,940 (5.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.20×
• Total profit: $7,564
• Equity at exit: $40,160

10-year hold

• IRR: 9.3%
• Equity multiple: 2.03×
• Total profit: $38,888
• Equity at exit: $49,048

Cash invested: $37,800 (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 36264

• Home prices YoY: 0.1%
• Active inventory: 66
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $167

Break-even live

Break-even rent $1,068

Max offer price $135,000

Occupancy floor 82%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $135,000 Pending 12 DOM
2. 2026-06-10
   days on market $135,000 Active 11 DOM
3. 2026-06-09
   days on market $135,000 Active 10 DOM
4. 2026-06-08
   days on market $135,000 Active 9 DOM
5. 2026-06-07
   days on market $135,000 Active 8 DOM
6. 2026-06-05
   days on market $135,000 Active 5 DOM
7. 2026-06-03
   days on market $135,000 Active 4 DOM
8. 2026-06-03
   status $135,000 Active 3 DOM
9. 2026-05-14
   status Pending
10. 2026-05-11
    listed $135,000 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: $952 · $79/mo
• Projected year-2 tax: $952 · $79/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 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% 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: $15,353
• − Mortgage interest: −$7,562
• − Property taxes: −$952
• − Insurance: −$675
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$3,927
• Taxable loss: −$220
• Est. tax savings @ 24.0%: +$53
• After-tax cash flow: $2,059/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

• 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

2 events — show timeline

• 2026-05-14 Pending — Greater Alabama MLS
• 2026-05-11 Listed $135,000 Greater Alabama MLS

Property tax history

+3.2%/yr

Latest (2025): $952 · +7.0% YoY. Source: county tax records.