2613 Hickman Ave · Elba, AL 36323

$115,000

3 bd · 1.0 ba · 1,633 sqft · SingleFamily public records · 154 Days on market

Built 1950 0.37 ac lot $70/sqft · 36% below area Est $181k · 36% under

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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 +20.4/30.0
• ARV discount +15.0/15.0
• Appreciation +7.0/10.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

Welcome home to this classic 3-bedroom, 1.5-bath brick home offering 1,633 sq ft with a 2-car attached carport, storage shed, and a solid layout, all located within Elba city limits and zoned for Elba schools. With its timeless charm and great potential, this home is ready for someone to add their personal touch. A wonderful opportunity for a homeowner or investor. Sold AS-IS.

Key facts

• Attached carport
• Storage shed
• Brick home

Tags

• BRICK HOME
• ATTACHED CARPORT
• STORAGE SHED
• ZONED FOR ELBA SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $149 ($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 $106k (8.1% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 2.8% in Elba — 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 (#322 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, crime F.
• Elba City (rural): math 13% / reading 34% proficiency, ranked #102 of 129 in AL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 46 active listings in the ZIP; 137 units permitted in Coffee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $5k appreciation (4.0% local appreciation)).
• At projected returns (4.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 154 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Crime grade is F 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?
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: 0.92% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.54%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (median comp): $181,097
• List price: $115,000
• Delta: -36.50%
• 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
2351 Hickman Ave	0.35mi	3/1.0	1,395 (-15%)	14mo	$70,555	$51	47

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

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.92×
• Total profit: $29,661
• Equity at exit: $58,511

10-year hold

• IRR: 16.3%
• Equity multiple: 3.63×
• Total profit: $84,717
• Equity at exit: $95,864

Cash invested: $32,200 (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 36323

• Home prices YoY: 2.8%
• Active inventory: 46
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,057 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $149

Break-even live

Break-even rent $869

Max offer price $115,000

Occupancy floor 81%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $115,000 Active 154 DOM
2. 2026-06-18
   days on market $115,000 Active 153 DOM
3. 2026-06-17
   days on market $115,000 Active 152 DOM
4. 2026-06-16
   days on market $115,000 Active 151 DOM
5. 2026-06-15
   days on market $115,000 Active 150 DOM
6. 2026-06-14
   days on market $115,000 Active 148 DOM
7. 2026-06-12
   days on market $115,000 Active 147 DOM
8. 2026-06-09
   days on market $115,000 Active 144 DOM
9. 2026-06-08
   days on market $115,000 Active 143 DOM
10. 2026-06-07
    days on market $115,000 Active 142 DOM
11. 2026-06-07
    days on market $115,000 Active 141 DOM
12. 2026-06-04
    days on market $115,000 Active 138 DOM
13. 2026-06-02
    days on market $115,000 Active 137 DOM
14. 2026-06-01
    days on market $115,000 Active 136 DOM
15. 2026-05-31
    days on market $115,000 Active 135 DOM
16. 2026-05-31
    days on market $115,000 Active 134 DOM
17. 2026-04-17
    status Active 379-char remark

    Show marketing remark (379 chars)

    Welcome home to this classic 3-bedroom, 1.5-bath brick home offering 1,633 sq ft with a 2-car attached carport, storage shed, and a solid layout, all located within Elba city limits and zoned for Elba schools. With its timeless charm and great potential, this home is ready for someone to add their personal touch. A wonderful opportunity for a homeowner or investor. Sold AS-IS.

18. 2026-02-07
    price $115,000 379-char remark

    Show marketing remark (379 chars)

    Welcome home to this classic 3-bedroom, 1.5-bath brick home offering 1,633 sq ft with a 2-car attached carport, storage shed, and a solid layout, all located within Elba city limits and zoned for Elba schools. With its timeless charm and great potential, this home is ready for someone to add their personal touch. A wonderful opportunity for a homeowner or investor. Sold AS-IS.

19. 2026-01-17
    listed $125,000 Active 379-char remark

    Show marketing remark (379 chars)

    Welcome home to this classic 3-bedroom, 1.5-bath brick home offering 1,633 sq ft with a 2-car attached carport, storage shed, and a solid layout, all located within Elba city limits and zoned for Elba schools. With its timeless charm and great potential, this home is ready for someone to add their personal touch. A wonderful opportunity for a homeowner or investor. Sold AS-IS.

20. 2021-09-03
    soldstatus $111,000
21. 2021-08-26
    soldstatus $111,000 1348-char remark

    Show marketing remark (1348 chars)

    You will not want to miss out on this charming home!!! From the front door, you will be welcomed by the cozy living room with nice laminate wood floors. As you pass through to the eat-in kitchen, you will find a kitchen full of storage and cabinets and vinyl flooring. Off one side of the kitchen you will find a sunroom/dining room and a step down carpeted den to the other side. As you go down the hall to your left you will find the full bath. This bath has a single vanity, with a nice shower/jetted tub combo. Moving on down the hall you will find a water closet across the hall from the first bedroom. The water closet has a single vanity and is plumbed for a shower as well. This is a nice touch to the home as it also serves as a nice storage area. At the end of the hall is the last two bedrooms, one being the master and it is accompanied by a tiled half bath. This bath includes a single vanity. The inside laundry room is conveniently located just off the den and is also accessible from the screened porch as well. From the screened porch, you will step down onto the covered deck. A large storage/ workshop is located in the back yard and is already equipped with work counters and electricity. The open backyard is mostly fenced affording you your own privacy. A covered carport is attached to the front of the house. Don't miss out!

22. 2021-08-26
    soldstatus $111,000 1348-char remark

    Show marketing remark (1348 chars)

    You will not want to miss out on this charming home!!! From the front door, you will be welcomed by the cozy living room with nice laminate wood floors. As you pass through to the eat-in kitchen, you will find a kitchen full of storage and cabinets and vinyl flooring. Off one side of the kitchen you will find a sunroom/dining room and a step down carpeted den to the other side. As you go down the hall to your left you will find the full bath. This bath has a single vanity, with a nice shower/jetted tub combo. Moving on down the hall you will find a water closet across the hall from the first bedroom. The water closet has a single vanity and is plumbed for a shower as well. This is a nice touch to the home as it also serves as a nice storage area. At the end of the hall is the last two bedrooms, one being the master and it is accompanied by a tiled half bath. This bath includes a single vanity. The inside laundry room is conveniently located just off the den and is also accessible from the screened porch as well. From the screened porch, you will step down onto the covered deck. A large storage/ workshop is located in the back yard and is already equipped with work counters and electricity. The open backyard is mostly fenced affording you your own privacy. A covered carport is attached to the front of the house. Don't miss out!

23. 2021-07-16
    listed $105,000 1348-char remark

    Show marketing remark (1348 chars)

    You will not want to miss out on this charming home!!! From the front door, you will be welcomed by the cozy living room with nice laminate wood floors. As you pass through to the eat-in kitchen, you will find a kitchen full of storage and cabinets and vinyl flooring. Off one side of the kitchen you will find a sunroom/dining room and a step down carpeted den to the other side. As you go down the hall to your left you will find the full bath. This bath has a single vanity, with a nice shower/jetted tub combo. Moving on down the hall you will find a water closet across the hall from the first bedroom. The water closet has a single vanity and is plumbed for a shower as well. This is a nice touch to the home as it also serves as a nice storage area. At the end of the hall is the last two bedrooms, one being the master and it is accompanied by a tiled half bath. This bath includes a single vanity. The inside laundry room is conveniently located just off the den and is also accessible from the screened porch as well. From the screened porch, you will step down onto the covered deck. A large storage/ workshop is located in the back yard and is already equipped with work counters and electricity. The open backyard is mostly fenced affording you your own privacy. A covered carport is attached to the front of the house. Don't miss out!

24. 2021-07-16
    listed $105,000 1348-char remark

    Show marketing remark (1348 chars)

    You will not want to miss out on this charming home!!! From the front door, you will be welcomed by the cozy living room with nice laminate wood floors. As you pass through to the eat-in kitchen, you will find a kitchen full of storage and cabinets and vinyl flooring. Off one side of the kitchen you will find a sunroom/dining room and a step down carpeted den to the other side. As you go down the hall to your left you will find the full bath. This bath has a single vanity, with a nice shower/jetted tub combo. Moving on down the hall you will find a water closet across the hall from the first bedroom. The water closet has a single vanity and is plumbed for a shower as well. This is a nice touch to the home as it also serves as a nice storage area. At the end of the hall is the last two bedrooms, one being the master and it is accompanied by a tiled half bath. This bath includes a single vanity. The inside laundry room is conveniently located just off the den and is also accessible from the screened porch as well. From the screened porch, you will step down onto the covered deck. A large storage/ workshop is located in the back yard and is already equipped with work counters and electricity. The open backyard is mostly fenced affording you your own privacy. A covered carport is attached to the front of the house. Don't miss out!

25. 2019-07-09
    soldstatus $91,000

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $472 · $39/mo
• Expected delta: +$44/yr (+$4/mo · 10.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% 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: $12,687
• − Mortgage interest: −$6,442
• − Property taxes: −$428
• − Insurance: −$575
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$3,345
• Taxable loss: −$133
• Est. tax savings @ 24.0%: +$32
• After-tax cash flow: $1,815/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: Elba City
• NCES district ID: 0101260
• Math proficiency: 13% ▼ -29.00%
• Reading proficiency: 34% ▼ -1.00%
• Median HH income: $33,062
• Composite: 19.11/100
• National rank: #8836
• State rank: #102 of 129 in AL

Livability — Elba

• Score: 59/100
• State rank: #322
• US rank: #19856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elba, AL
• City population: 8,033
• Population (ZIP): 8,033

Population outlook (Coffee County) Hauer SSP2

• Today (2025): 53,133 people
• By 2030: 53,832 · +1.3%
• By 2040: 54,504 · +2.6%
• By 2050: 54,289 · +2.2%
• By 2075: 51,175 · -3.7%
• By 2100: 46,793 · -11.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 24% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Coffee

• 2024 margin: Solid R (+57.9) · D 20.7% · R 78.6%
• 2008→2024 swing: -9.0pp toward R · 2008: -48.9pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.1 2016: R+56.7 2012: R+49.4 2008: R+48.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 150.5884
• 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

+26.4% since first listed

9 events — show timeline

• 2026-04-17 Relisted — SAMLS
• 2026-02-07 Price Changed $115,000 SAMLS
• 2026-01-17 Listed $125,000 SAMLS
• 2021-09-03 Sold (Public Records) $111,000 Public Records
• 2021-08-26 Sold (MLS) $111,000 MAAR
• 2021-08-26 Sold (MLS) $111,000 WBR
• 2021-07-16 Listed $105,000 MAAR
• 2021-07-16 Listed $105,000 WBR
• 2019-07-09 Sold (Public Records) $91,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $428 · +3.7% YoY. Source: county tax records.