401 Woodview Rd · Henagar, AL 35978

$60,000

3 bd · 1.0 ba · 1,036 sqft · Other · 1 Days on market

Built 1996 Fair condition

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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 +7.6/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0
• Condition / age +2.2/5.0

Listing remarks

3 Bedroom Home Near Henagar Jr. High & acirc; & euro; & ldquo; Great Fixer Upper Opportunity Located just 2 minutes from Henagar Jr. High School, this 3 bedroom, 1 bathroom home sits on 1 acre in a quiet rural setting, offering space and privacy while still being conveniently close to several surrounding towns. & acirc; & euro; & cent; 10 & acirc; & euro; & ldquo; 12 minutes to Sylvania & acirc; & euro; & cent; 20 minutes to Rainsville & acirc; & euro; & cent; 20 minutes to Scottsboro and Fort Payne The home has had several recent updates, including new LVP flooring installed in 2024, a new water heater purchased in 2024, and

Key facts

• Recent updates
• Quiet rural setting
• New electric stove

Tags

• 1 ACRE
• QUIET RURAL SETTING
• RECENT UPDATES
• NEW LVP FLOORING
• NEW WATER HEATER
• NEW ELECTRIC STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads 65/100 on livability (#121 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossville Middle School (math 8% / reading 20%, grade F, #209 of 257 statewide, top 82%, 790 students, 82% FRL) — zoned schools average 82% FRL vs 59% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 14% at this address vs 28% district-wide (-14 pts) — the specific schools serving this property underperform the Dekalb County average; the district grade overstates school quality for this exact location.
• Market conditions: 24 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($415 loan paydown + $3k appreciation (5.2% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 14.04%
• Cash-on-cash: 27.66%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.4%
• Equity multiple: 3.33×
• Total profit: $39,201
• Equity at exit: $34,740

10-year hold

• IRR: 35.5%
• Equity multiple: 6.77×
• Total profit: $96,906
• Equity at exit: $60,577

Cash invested: $16,800 (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 35978

• Home prices YoY: 2.1%
• Active inventory: 24
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,015 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $387

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 57%

Sensitivity live

Price	-10% $429	-5% $408	+0% $387	+5% $366	+10% $346
Rent	-10% $307	-5% $347	+0% $387	+5% $427	+10% $467
Rate	-1.0pp $417	-0.5pp $402	base $387	+0.5pp $372	+1.0pp $356

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $60,000 Active

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $12,180
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$1,745
• Taxable income: $3,925
• Est. tax owed @ 24.0%: −$942
• After-tax cash flow: $3,705/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This home requires significant repairs and improvements, including a new roof, siding, and landscaping, to become move-in ready and significantly increase its value.

Repairs flagged

• Major roof — The satellite image suggests significant damage.
• Major siding — The siding is peeling and needs replacement.
• Major foundation — The foundation is exposed, indicating potential structural issues.
• Major landscaping — The yard is overgrown and requires significant maintenance and landscaping improvements.

Value-add opportunities

• Both new roof — A new roof would significantly improve the home's appearance and value.
• Both new siding — New siding would improve the home's curb appeal and value.
• Both landscaping and yard maintenance — A well-maintained yard would enhance the home's appeal and value.
• Both paint touch-ups — Fresh paint would improve the home's appearance and value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image suggests significant damage.	Major	$15,000–50,000
siding · The siding is peeling and needs replacement.	Major	$15,000–50,000
foundation · The foundation is exposed, indicating potential structural issues.	Major	$15,000–50,000
landscaping · The yard is overgrown and requires significant maintenance and landscaping improvements.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both new roof — A new roof would significantly improve the home's appearance and value. ↑
• Both new siding — New siding would improve the home's curb appeal and value. ↑
• Both landscaping and yard maintenance — A well-maintained yard would enhance the home's appeal and value. ↑
• Both paint touch-ups — Fresh paint would improve the home's appearance and value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Henagar

• Score: 65/100
• State rank: #121
• US rank: #12648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henagar, AL
• City population: 5,964
• Population (ZIP): 5,964

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 249.0633
• 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

• 2026-05-26 Listed $60,000 FSBO.com