904 Old Hackleburg Rd · Hackleburg, AL 35564

$129,900

4 bd · 1.0 ba · 1,732 sqft · SingleFamily public records · 301 Days on market

Built 1950 3.30 ac lot $75/sqft · 19% below area Est $166k · 22% under ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +6.6/10.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home offers 4 bedrooms, 2 bathrooms, a large living room, and a 4-season room. A fully equipped kitchen with plenty of cabinets and countertop space, a mud room, and a bonus room for whatever you need. Outside, you will find a barn, a large shed, covered parking with a paved driveway. All of this sits on 3.3 acres +/-. Inside pictures coming soon!

Key facts

• 4 season room
• Barn
• Bonus room

Tags

• 4 SEASON ROOM
• FULLY EQUIPPED KITCHEN
• MUD ROOM
• BONUS ROOM
• BARN
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-3 ($-32/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.8% below list).
• Recommended offer: $113k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#362 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Marion County (rural): math 20% / reading 48% proficiency, ranked #56 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 1 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($898 loan paydown + $4k appreciation (3.3% local appreciation)).
• Marion County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,293 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (median comp): $165,883
• List price: $129,900
• Delta: -21.69%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 Nix Rd	0.65mi	3/2.0 (-1)	1,632 (-6%)	2mo	$220,000	$135	50

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

Projected returns pro-forma

3.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.48×
• Total profit: $17,435
• Equity at exit: $60,474

10-year hold

• IRR: 10.7%
• Equity multiple: 2.65×
• Total profit: $59,973
• Equity at exit: $94,836

Cash invested: $36,372 (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 35564

• Home prices YoY: 1.9%
• Active inventory: 10
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,133 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-3

Break-even live

Break-even rent $1,136

Max offer price $129,510

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $42	+0% $-3	+5% $-48	+10% $-92
Rent	-10% $-92	-5% $-47	+0% $-3	+5% $42	+10% $87
Rate	-1.0pp $63	-0.5pp $30	base $-3	+0.5pp $-36	+1.0pp $-71

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $129,900 Active 301 DOM
2. 2026-06-18
   days on market $129,900 Active 300 DOM
3. 2026-06-17
   days on market $129,900 Active 299 DOM
4. 2026-06-16
   days on market $129,900 Active 298 DOM
5. 2026-06-15
   days on market $129,900 Active 297 DOM
6. 2026-06-14
   days on market $129,900 Active 295 DOM
7. 2026-06-12
   days on market $129,900 Active 294 DOM
8. 2026-06-09
   pricedays on market $129,900 Active 291 DOM
9. 2026-06-08
   days on market $134,900 Active 290 DOM
10. 2026-06-07
    days on market $134,900 Active 289 DOM
11. 2026-06-04
    days on market $134,900 Active 285 DOM
12. 2026-06-02
    days on market $134,900 Active 284 DOM
13. 2026-06-01
    days on market $134,900 Active 283 DOM
14. 2026-05-31
    days on market $134,900 Active 282 DOM
15. 2026-05-31
    days on market $134,900 Active 281 DOM
16. 2026-04-28
    price $134,900 354-char remark

    Show marketing remark (354 chars)

    This home offers 4 bedrooms, 2 bathrooms, a large living room, and a 4-season room. A fully equipped kitchen with plenty of cabinets and countertop space, a mud room, and a bonus room for whatever you need. Outside, you will find a barn, a large shed, covered parking with a paved driveway. All of this sits on 3.3 acres +/-. Inside pictures coming soon!

17. 2026-02-11
    price $144,900 354-char remark

    Show marketing remark (354 chars)

    This home offers 4 bedrooms, 2 bathrooms, a large living room, and a 4-season room. A fully equipped kitchen with plenty of cabinets and countertop space, a mud room, and a bonus room for whatever you need. Outside, you will find a barn, a large shed, covered parking with a paved driveway. All of this sits on 3.3 acres +/-. Inside pictures coming soon!

18. 2026-01-12
    price $149,900 354-char remark

    Show marketing remark (354 chars)

    This home offers 4 bedrooms, 2 bathrooms, a large living room, and a 4-season room. A fully equipped kitchen with plenty of cabinets and countertop space, a mud room, and a bonus room for whatever you need. Outside, you will find a barn, a large shed, covered parking with a paved driveway. All of this sits on 3.3 acres +/-. Inside pictures coming soon!

19. 2025-11-25
    price $154,900 354-char remark

    Show marketing remark (354 chars)

    This home offers 4 bedrooms, 2 bathrooms, a large living room, and a 4-season room. A fully equipped kitchen with plenty of cabinets and countertop space, a mud room, and a bonus room for whatever you need. Outside, you will find a barn, a large shed, covered parking with a paved driveway. All of this sits on 3.3 acres +/-. Inside pictures coming soon!

20. 2025-09-12
    price $159,900 354-char remark

    Show marketing remark (354 chars)

    This home offers 4 bedrooms, 2 bathrooms, a large living room, and a 4-season room. A fully equipped kitchen with plenty of cabinets and countertop space, a mud room, and a bonus room for whatever you need. Outside, you will find a barn, a large shed, covered parking with a paved driveway. All of this sits on 3.3 acres +/-. Inside pictures coming soon!

21. 2025-08-18
    listed $164,900 Active 354-char remark

    Show marketing remark (354 chars)

    This home offers 4 bedrooms, 2 bathrooms, a large living room, and a 4-season room. A fully equipped kitchen with plenty of cabinets and countertop space, a mud room, and a bonus room for whatever you need. Outside, you will find a barn, a large shed, covered parking with a paved driveway. All of this sits on 3.3 acres +/-. Inside pictures coming soon!

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,595
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$3,779
• Taxable loss: −$2,233
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $504/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: Marion County
• NCES district ID: 0102310
• Math proficiency: 20% ▼ -29.00%
• Reading proficiency: 48% ▬ 0.00%
• Median HH income: $32,048
• Composite: 27.69/100
• National rank: #6911
• State rank: #56 of 129 in AL

Livability — Hackleburg

• Score: 58/100
• State rank: #362
• US rank: #21114

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hackleburg, AL
• City population: 2,300
• Population (ZIP): 2,300

Population outlook (Marion County) Hauer SSP2

• Today (2025): 28,759 people
• By 2030: 27,834 · -3.2%
• By 2040: 25,974 · -9.7%
• By 2050: 24,129 · -16.1%
• By 2075: 20,179 · -29.8%
• By 2100: 16,341 · -43.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 11% Two or more races 4%
• Hispanic origin (detail): Mexican 7% Cuban 3%
• Common ancestry: Serbian 3% Romanian 1% Iranian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+81.7) · D 8.8% · R 90.5%
• 2008→2024 swing: -25.6pp toward R · 2008: -56.1pp · 2024: -81.7pp
• All cycles: 2024: R+81.7 2020: R+77.8 2016: R+76.2 2012: R+61.5 2008: R+56.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.28%
• Current HPI: 172.7218
• 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

-18.2% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $134,900 SAARMLS
• 2026-02-11 Price Changed $144,900 SAARMLS
• 2026-01-12 Price Changed $149,900 SAARMLS
• 2025-11-25 Price Changed $154,900 SAARMLS
• 2025-09-12 Price Changed $159,900 SAARMLS
• 2025-08-18 Listed $164,900 SAARMLS

Property tax history

+1.9%/yr

Latest (2023): $240 · +3.9% YoY. Source: county tax records.