82 S Midway St · Clayton, AL 36016

$128,800

4 bd · 3.0 ba · 2,688 sqft · SingleFamily · 94 Days on market

Built 1947 1.68 ac lot $48/sqft · 34% above area Est $96k · 34% over

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Why this score? — see what drove the D 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 +15.8/30.0
• Appreciation +6.9/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +2.7/5.0
• 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

PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

Key facts

• 1.68 acre lot
• Garage
• Built 1947

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $59 ($703/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 $120k (6.8% below list).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#453 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living 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: 16 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 $6k of equity ($890 loan paydown + $5k appreciation (3.7% 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 (3.7% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $32k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $129k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $117,208 (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 1947 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $96,126
• List price: $128,800
• Delta: 33.99%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 W College St	0.48mi	3/3.0 (-1)	3,069 (+14%)	7mo	$72,900	$24	43
71 N Midway St	0.74mi	4/2.0	2,800 (+4%)	17mo	$165,000	$59	40

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

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.68×
• Total profit: $24,401
• Equity at exit: $63,379

10-year hold

• IRR: 13.1%
• Equity multiple: 3.09×
• Total profit: $75,524
• Equity at exit: $102,154

Cash invested: $36,064 (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 36016

• Home prices YoY: 2.8%
• Active inventory: 16
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$675
• Tax est. 1.5%: −$161 /mo · $1,932/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $59

Break-even live

Break-even rent $1,127

Max offer price $128,800

Occupancy floor 90%

Sensitivity live

Price	-10% $148	-5% $103	+0% $59	+5% $14	+10% $-30
Rent	-10% $-36	-5% $11	+0% $59	+5% $106	+10% $153
Rate	-1.0pp $123	-0.5pp $91	base $59	+0.5pp $25	+1.0pp $-9

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: $32,200
• Closing costs: $3,864
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-07
   statusdays on market $128,800 Pending 94 DOM
2. 2026-06-04
   days on market $128,800 Active Under Contract 92 DOM
3. 2026-06-03
   remarks 687-char remark
4. 2026-06-03
   status $128,800 Active Under Contract 91 DOM
5. 2026-06-02
   days on market $128,800 Active 91 DOM
6. 2026-06-01
   days on market $128,800 Active 90 DOM
7. 2026-05-31
   days on market $128,800 Active 89 DOM
8. 2026-05-31
   days on market $128,800 Active 88 DOM
9. 2026-05-05
   status Active 756-char remark

   Show marketing remark (756 chars)

   PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

10. 2026-05-05
    price $128,800 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

11. 2026-04-23
    status Active 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

12. 2026-02-02
    status Pending 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

13. 2026-01-26
    historical Active Under Contract
14. 2026-01-24
    historical Active Under Contract 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

15. 2026-01-13
    price $148,120
16. 2026-01-11
    price $148,120 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

17. 2025-12-03
    listed $161,000 Active
18. 2025-12-02
    listed $161,000 Active 756-char remark

    Show marketing remark (756 chars)

    PRICE REDUCED. .. Come explore this charming 1940s home set on 1.68 acres in the Town of Clayton. Step into the welcoming foyer, highlighted by a grand staircase leading to the upper level where you'll find all bedrooms and two full bathrooms. Just off the foyer is a spacious living room with a cozy fireplace. An adjoining atrium room with transom windows fills the space with natural light, while an additional flexible room—ideal for a study or sunroom—offers even more bright, airy living space. Continue into the formal dining room, which flows seamlessly into the kitchen. From the kitchen, enjoy easy access to the large deck overlooking the expansive backyard—perfect for outdoor entertaining or relaxing in your private setting.

19. 2019-08-16
    soldstatus $82,000
20. 2019-04-29
    listed $125,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,410
• − Mortgage interest: −$7,215
• − Property taxes: −$1,932
• − Insurance: −$644
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,747
• Taxable loss: −$1,433
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $1,047/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 — Clayton

• Score: 54/100
• State rank: #453
• US rank: #23745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, AL
• Population (ZIP): 4,357

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

• Race & ethnicity: Black 49% White 46% Two or more races 3% Asian 1%
• Common ancestry: Serbian 2% Lithuanian 1%
• Foreign-born: 2% · South Korea, China, Canada
• Languages at home: 96% English-only · Spanish 2% Korean 1% Chinese 1%

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: ▲ 3.74%
• Current HPI: 137.2237
• 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

+3.0% since first listed

12 events — show timeline

• 2026-05-05 Relisted — SAMLS
• 2026-05-05 Price Changed $128,800 SAMLS
• 2026-04-23 Relisted — SAMLS
• 2026-02-02 Pending — SAMLS
• 2026-01-26 Contingent — WBR
• 2026-01-24 Contingent — SAMLS
• 2026-01-13 Price Changed $148,120 WBR
• 2026-01-11 Price Changed $148,120 SAMLS
• 2025-12-03 Listed $161,000 WBR
• 2025-12-02 Listed $161,000 SAMLS
• 2019-08-16 Sold (MLS) $82,000 SAMLS
• 2019-04-29 Listed $125,000 SAMLS

Property tax history

-12.2%/yr

Latest (2025): $93 · -1.7% YoY. Source: county tax records.