418 S Main St · Headland, AL 36345

$120,000

3 bd · 1.0 ba · 1,528 sqft · SingleFamily public records · 234 Days on market

Built 1950 0.33 ac lot $79/sqft · 39% below area Est $197k · 39% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Take a look at this recently updated home! This home is zoned for Headland Schools and has many updates: HVAC 2024, flooring 2024, fridge 2025, stove and microwave 2022, tankless water heater 2021, and a fenced in backyard. Whether you're an investor or looking for your first home, make sure to check this one out!

Key facts

• Hvac 2024
• Fenced in backyard
• Fridge 2025

Tags

• FENCED IN BACKYARD
• HVAC 2024
• FLOORING 2024
• FRIDGE 2025
• STOVE AND MICROWAVE 2022
• TANKLESS WATER HEATER 2021

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.8% in Headland — 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 66/100 on livability (#101 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, schools D-, amenities F.
• Henry County (rural): math 21% / reading 45% proficiency, ranked #55 of 129 in AL (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 172 active listings in the ZIP; 71 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Henry County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $19k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 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 D-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. 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: 1.42% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.68%
• DSCR: 1.92
• GRM: 5.9

CMA / ARV

• ARV (median comp): $197,156
• List price: $120,000
• Delta: -39.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Gracebrook Ct	0.10mi	3/2.0	1,357 (-11%)	1mo	$220,000	$162	71
505 Cleveland St	0.33mi	3/2.0	1,648 (+8%)	2mo	$168,500	$102	66
409 Peachtree St	0.57mi	3/1.5	1,559 (+2%)	6mo	$100,000	$64	63
115 Armstrong St	0.41mi	3/1.5	1,462 (-4%)	10mo	$181,100	$124	63
611 Mitchell St	0.44mi	2/1.0 (-1)	1,476 (-3%)	7mo	$140,000	$95	63
622 Peachtree St	0.57mi	3/1.5	1,622 (+6%)	6mo	$215,000	$133	56
109 Aubrey Ave	0.53mi	3/2.0	1,618 (+6%)	9mo	$249,900	$154	54
106 Cabrio Way	0.69mi	3/2.0	1,662 (+9%)	1mo	$267,000	$161	48
203 Wellington Way	0.68mi	3/2.0	1,658 (+8%)	6mo	$254,400	$153	45
1 Boynton St	0.62mi	3/2.0	1,318 (-14%)	8mo	$145,000	$110	37
215 Wellington Way	0.68mi	3/2.0	1,718 (+12%)	10mo	$259,900	$151	36
214 Wellington Way	0.73mi	3/2.0	1,756 (+15%)	11mo	$262,900	$150	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 13.0%
• Equity multiple: 1.52×
• Total profit: $17,425
• Equity at exit: $17,892

10-year hold

• IRR: 21.9%
• Equity multiple: 2.86×
• Total profit: $62,613
• Equity at exit: $10,375

Cash invested: $33,600 (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 36345

• Home prices YoY: -16.0%
• Active inventory: 172
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,704 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $579

Break-even live

Break-even rent $971

Max offer price $120,000

Occupancy floor 61%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $120,000 Active 234 DOM
2. 2026-06-18
   days on market $120,000 Active 233 DOM
3. 2026-06-17
   days on market $120,000 Active 232 DOM
4. 2026-06-16
   days on market $120,000 Active 231 DOM
5. 2026-06-15
   days on market $120,000 Active 230 DOM
6. 2026-06-14
   days on market $120,000 Active 228 DOM
7. 2026-06-12
   days on market $120,000 Active 227 DOM
8. 2026-06-09
   days on market $120,000 Active 224 DOM
9. 2026-06-08
   days on market $120,000 Active 223 DOM
10. 2026-06-07
    days on market $120,000 Active 222 DOM
11. 2026-06-03
    days on market $120,000 Active 218 DOM
12. 2026-06-02
    days on market $120,000 Active 217 DOM
13. 2026-06-01
    days on market $120,000 Active 216 DOM
14. 2026-05-31
    days on market $120,000 Active 215 DOM
15. 2026-05-30
    days on market $120,000 Active 214 DOM
16. 2026-04-30
    status Active 315-char remark

    Show marketing remark (315 chars)

    Take a look at this recently updated home! This home is zoned for Headland Schools and has many updates: HVAC 2024, flooring 2024, fridge 2025, stove and microwave 2022, tankless water heater 2021, and a fenced in backyard. Whether you're an investor or looking for your first home, make sure to check this one out!

17. 2026-04-30
    price $120,000 315-char remark

    Show marketing remark (315 chars)

    Take a look at this recently updated home! This home is zoned for Headland Schools and has many updates: HVAC 2024, flooring 2024, fridge 2025, stove and microwave 2022, tankless water heater 2021, and a fenced in backyard. Whether you're an investor or looking for your first home, make sure to check this one out!

18. 2026-01-27
    status Active 315-char remark

    Show marketing remark (315 chars)

    Take a look at this recently updated home! This home is zoned for Headland Schools and has many updates: HVAC 2024, flooring 2024, fridge 2025, stove and microwave 2022, tankless water heater 2021, and a fenced in backyard. Whether you're an investor or looking for your first home, make sure to check this one out!

19. 2025-12-30
    price $125,000 315-char remark

    Show marketing remark (315 chars)

    Take a look at this recently updated home! This home is zoned for Headland Schools and has many updates: HVAC 2024, flooring 2024, fridge 2025, stove and microwave 2022, tankless water heater 2021, and a fenced in backyard. Whether you're an investor or looking for your first home, make sure to check this one out!

20. 2025-11-13
    price $134,000 315-char remark

    Show marketing remark (315 chars)

    Take a look at this recently updated home! This home is zoned for Headland Schools and has many updates: HVAC 2024, flooring 2024, fridge 2025, stove and microwave 2022, tankless water heater 2021, and a fenced in backyard. Whether you're an investor or looking for your first home, make sure to check this one out!

21. 2025-10-24
    listed $139,000 Active 315-char remark

    Show marketing remark (315 chars)

    Take a look at this recently updated home! This home is zoned for Headland Schools and has many updates: HVAC 2024, flooring 2024, fridge 2025, stove and microwave 2022, tankless water heater 2021, and a fenced in backyard. Whether you're an investor or looking for your first home, make sure to check this one out!

22. 2022-01-03
    soldstatus $75,000 270-char remark

    Show marketing remark (270 chars)

    3 bed 2 bath home in Headland within walking distance to the many shops and restaurants on the Headland square. Heated and cooled sunroom of the back of the house. Laundry room just off the master. Fenced in shaded back yard. Was most recently used as a rental property.

23. 2022-01-03
    soldstatus $84,000

    Show marketing remark (270 chars)

    3 bed 2 bath home in Headland within walking distance to the many shops and restaurants on the Headland square. Heated and cooled sunroom of the back of the house. Laundry room just off the master. Fenced in shaded back yard. Was most recently used as a rental property.

24. 2002-04-08
    soldstatus $38,900

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,442
• − Mortgage interest: −$6,722
• − Property taxes: −$1,049
• − Insurance: −$600
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$3,491
• Taxable income: $5,310
• Est. tax owed @ 24.0%: −$1,274
• After-tax cash flow: $5,675/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: Henry County
• NCES district ID: 0101740
• Math proficiency: 21% ▼ -15.00%
• Reading proficiency: 45% ▲ 3.00%
• Median HH income: $41,502
• Composite: 27.78/100
• National rank: #6894
• State rank: #55 of 129 in AL

Livability — Headland

• Score: 66/100
• State rank: #101
• US rank: #11540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Headland, AL
• City population: 8,838
• Population (ZIP): 8,838

Population outlook (Henry County) Hauer SSP2

• Today (2025): 17,109 people
• By 2030: 16,928 · -1.1%
• By 2040: 16,376 · -4.3%
• By 2050: 15,778 · -7.8%
• By 2075: 14,491 · -15.3%
• By 2100: 12,673 · -25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 16% Two or more races 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 2% Iranian 1% Romanian 1%
• Foreign-born: 1% · Vietnam

Political lean MEDSL · Henry

• 2024 margin: Solid R (+50.8) · D 24.3% · R 75.1%
• 2008→2024 swing: -21.1pp toward R · 2008: -29.7pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+43.0 2016: R+41.6 2012: R+29.4 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.45%
• Current HPI: 213.0749
• 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

+208.5% since first listed

9 events — show timeline

• 2026-04-30 Relisted — SAMLS
• 2026-04-30 Price Changed $120,000 SAMLS
• 2026-01-27 Relisted — SAMLS
• 2025-12-30 Price Changed $125,000 SAMLS
• 2025-11-13 Price Changed $134,000 SAMLS
• 2025-10-24 Listed $139,000 SAMLS
• 2022-01-03 Sold (Public Records) $84,000 Public Records
• 2022-01-03 Sold (MLS) $75,000 SAMLS
• 2002-04-08 Sold (Public Records) $38,900 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,049 · +13.1% YoY. Source: county tax records.