1048 Hubbard Rd · Clayhatchee, AL 36352

$180,000

0 bd · 2.0 ba · 0 sqft · Other public records · 60 Days on market

Built 2010 4.00 ac lot Est $130k · 39% 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 +19.0/30.0
• Appreciation +6.9/10.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Set on 4 beautiful acres in the Wicksburg School District, this property offers a perfect blend of privacy and convenience. Approx. 2 acres are cleared with paved road frontage, while the remaining acreage is wooded with a peaceful creek along the back. The 2010 Clayton singlewide has been updated and features a spacious primary suite with walk-in closet, garden tub, and tiled shower. The open living and kitchen layout creates a comfortable, versatile space for everyday living. Recent upgrades include LVP flooring, updated sinks and toilets, plantation blinds, laundry room cabinetry, a new front door, and more. Enjoy both large front and back porches, perfect for relaxing or entertaining while taking in the natural surroundings. 14 Miles from the Ross Clark Circle, 12 miles to Fort Rucker, 80 miles from Panama City Beach, Florida.

Key facts

• 4 beautiful acres
• Paved road frontage
• Walk-in closet

Tags

• 4 BEAUTIFUL ACRES
• WICKSBURG SCHOOL DISTRICT
• PAVED ROAD FRONTAGE
• PEACEFUL CREEK
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a ?-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.4% in Clayhatchee — 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 59/100 on livability (#329 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, schools F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.8% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 60 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 1.01% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $129,750
• List price: $180,000
• Delta: 38.73%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.83×
• Total profit: $41,728
• Equity at exit: $89,429

10-year hold

• IRR: 15.2%
• Equity multiple: 3.42×
• Total profit: $122,216
• Equity at exit: $144,824

Cash invested: $50,400 (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 36352

• Home prices YoY: 1.6%
• Active inventory: 60
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,814 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $189

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 85%

Sensitivity live

Price	-10% $313	-5% $251	+0% $189	+5% $127	+10% $65
Rent	-10% $46	-5% $117	+0% $189	+5% $261	+10% $332
Rate	-1.0pp $280	-0.5pp $235	base $189	+0.5pp $142	+1.0pp $95

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Mockingbird Trl , AL	3.0	2.0	1849	$2,400	$1.30	44d	1	0.78mi
860 Thomley Rd Newton, AL	3.0	2.0	1008	$1,700	$1.69	44d	1	0.87mi
14040 W US 84 Newton, AL	3.0	2.0	—	$2,050	—	44d	1	1.13mi
5425 Judge Logue Rd Newton, AL	1.0	1.0	500	$650	$1.30	44d	1	1.41mi

Listing history 18 events

1. 2026-06-21
   days on market $180,000 Active 60 DOM
2. 2026-06-19
   days on market $180,000 Active 58 DOM
3. 2026-06-18
   days on market $180,000 Active 57 DOM
4. 2026-06-17
   days on market $180,000 Active 56 DOM
5. 2026-06-16
   days on market $180,000 Active 55 DOM
6. 2026-06-15
   days on market $180,000 Active 54 DOM
7. 2026-06-14
   days on market $180,000 Active 52 DOM
8. 2026-06-12
   days on market $180,000 Active 51 DOM
9. 2026-06-09
   days on market $180,000 Active 48 DOM
10. 2026-06-08
    days on market $180,000 Active 47 DOM
11. 2026-06-07
    days on market $180,000 Active 46 DOM
12. 2026-06-05
    days on market $180,000 Active 43 DOM
13. 2026-06-03
    days on market $180,000 Active 42 DOM
14. 2026-06-02
    days on market $180,000 Active 41 DOM
15. 2026-06-01
    days on market $180,000 Active 40 DOM
16. 2026-05-31
    days on market $180,000 Active 39 DOM
17. 2026-05-30
    days on market $180,000 Active 38 DOM
18. 2026-04-22
    listed $180,000 Active 842-char remark

    Show marketing remark (842 chars)

    Set on 4 beautiful acres in the Wicksburg School District, this property offers a perfect blend of privacy and convenience. Approx. 2 acres are cleared with paved road frontage, while the remaining acreage is wooded with a peaceful creek along the back. The 2010 Clayton singlewide has been updated and features a spacious primary suite with walk-in closet, garden tub, and tiled shower. The open living and kitchen layout creates a comfortable, versatile space for everyday living. Recent upgrades include LVP flooring, updated sinks and toilets, plantation blinds, laundry room cabinetry, a new front door, and more. Enjoy both large front and back porches, perfect for relaxing or entertaining while taking in the natural surroundings. 14 Miles from the Ross Clark Circle, 12 miles to Fort Rucker, 80 miles from Panama City Beach, Florida.

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,765
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$5,236
• Taxable loss: −$636
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $2,420/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Clayhatchee

• Score: 59/100
• State rank: #329
• US rank: #19985

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

• Population (ZIP): 5,762

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 239.5672
• 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

1 event — show timeline

• 2026-04-22 Listed $180,000 SAMLS