8725 Main St · Leighton, AL 35646

$69,500

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 95 Days on market

Built 1993 5,227 sqft lot $72/sqft · 38% below area Est $112k · 38% 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
• Appreciation +7.6/10.0
• 1% rule +7.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks MLS

Conveniently located 2 bedroom, 1 bath home in downtown Leighton featuring fresh paint and new flooring throughout. Beautiful backyard with plenty of space, ready to be fenced or customized to suit your needs. Located in the town of Leighton where there is no formal zoning, offering potential for residential or commercial use. This property also presents a great opportunity as an investment property or rental. Buyer to verify all intended uses with the town/county. Schedule your showing today and explore the possibilities this property offers!

Key facts

• Fresh paint
• Rental
• New flooring

Tags

• FRESH PAINT
• NEW FLOORING
• BEAUTIFUL BACKYARD
• INVESTMENT PROPERTY
• RENTAL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $70k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#500 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime F, amenities F.
• Colbert County (rural): math 13% / reading 38% proficiency, ranked #90 of 129 in AL (top 70%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 29 active listings in the ZIP; 91 units permitted in Colbert County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($481 loan paydown + $4k appreciation (5.3% local appreciation)).
• Colbert County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $70k implies a 595% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,245 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.24% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.76%
• DSCR: 1.75
• GRM: 6.7

CMA / ARV

• ARV (median comp): $111,775
• List price: $69,500
• Delta: -37.82%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

5.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.76×
• Total profit: $34,332
• Equity at exit: $40,487

10-year hold

• IRR: 26.6%
• Equity multiple: 5.54×
• Total profit: $88,310
• Equity at exit: $70,803

Cash invested: $19,460 (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 35646

• Home prices YoY: 3.6%
• Active inventory: 29
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $272

Break-even live

Break-even rent $521

Max offer price $69,500

Occupancy floor 64%

Sensitivity live

Price	-10% $311	-5% $291	+0% $272	+5% $252	+10% $232
Rent	-10% $203	-5% $238	+0% $272	+5% $306	+10% $340
Rate	-1.0pp $307	-0.5pp $289	base $272	+0.5pp $254	+1.0pp $235

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-15
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Conveniently located 2 bedroom, 1 bath home in downtown Leighton featuring fresh paint and new flooring throughout. Beautiful backyard with plenty of space, ready to be fenced or customized to suit your needs. Located in the town of Leighton where there is no formal zoning, offering potential for residential or commercial use. This property also presents a great opportunity as an investment property or rental. Buyer to verify all intended uses with the town/county. Schedule your showing today and explore the possibilities this property offers!

2. 2026-04-15
   price $69,500 549-char remark

   Show marketing remark (549 chars)

   Conveniently located 2 bedroom, 1 bath home in downtown Leighton featuring fresh paint and new flooring throughout. Beautiful backyard with plenty of space, ready to be fenced or customized to suit your needs. Located in the town of Leighton where there is no formal zoning, offering potential for residential or commercial use. This property also presents a great opportunity as an investment property or rental. Buyer to verify all intended uses with the town/county. Schedule your showing today and explore the possibilities this property offers!

3. 2026-03-30
   price $74,990 549-char remark

   Show marketing remark (549 chars)

   Conveniently located 2 bedroom, 1 bath home in downtown Leighton featuring fresh paint and new flooring throughout. Beautiful backyard with plenty of space, ready to be fenced or customized to suit your needs. Located in the town of Leighton where there is no formal zoning, offering potential for residential or commercial use. This property also presents a great opportunity as an investment property or rental. Buyer to verify all intended uses with the town/county. Schedule your showing today and explore the possibilities this property offers!

4. 2026-03-10
   price $79,990 549-char remark

   Show marketing remark (549 chars)

   Conveniently located 2 bedroom, 1 bath home in downtown Leighton featuring fresh paint and new flooring throughout. Beautiful backyard with plenty of space, ready to be fenced or customized to suit your needs. Located in the town of Leighton where there is no formal zoning, offering potential for residential or commercial use. This property also presents a great opportunity as an investment property or rental. Buyer to verify all intended uses with the town/county. Schedule your showing today and explore the possibilities this property offers!

5. 2026-02-10
   listed $84,990 Active 549-char remark

   Show marketing remark (549 chars)

   Conveniently located 2 bedroom, 1 bath home in downtown Leighton featuring fresh paint and new flooring throughout. Beautiful backyard with plenty of space, ready to be fenced or customized to suit your needs. Located in the town of Leighton where there is no formal zoning, offering potential for residential or commercial use. This property also presents a great opportunity as an investment property or rental. Buyer to verify all intended uses with the town/county. Schedule your showing today and explore the possibilities this property offers!

6. 2006-11-08
   soldstatus $10,000

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $285 · $24/mo
• Expected delta: +$71/yr (+$6/mo · 33.3%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,374
• − Mortgage interest: −$3,893
• − Property taxes: −$214
• − Insurance: −$348
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$2,022
• Taxable income: $2,238
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $2,724/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: Colbert County
• NCES district ID: 0100840
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 38% ▬ 0.00%
• Median HH income: $40,710
• Composite: 21.48/100
• National rank: #8328
• State rank: #90 of 129 in AL

Livability — Leighton

• Score: 52/100
• State rank: #500
• US rank: #24843

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leighton, AL
• Population (ZIP): 4,005

Population outlook (Colbert County) Hauer SSP2

• Today (2025): 54,154 people
• By 2030: 53,746 · -0.8%
• By 2040: 52,431 · -3.2%
• By 2050: 50,303 · -7.1%
• By 2075: 44,789 · -17.3%
• By 2100: 36,676 · -32.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 29% Two or more races 2%
• Common ancestry: Iranian 2% Italian 2% Romanian 1%

Political lean MEDSL · Colbert

• 2024 margin: Solid R (+46.4) · D 26.4% · R 72.8%
• 2008→2024 swing: -26.2pp toward R · 2008: -20.3pp · 2024: -46.4pp
• All cycles: 2024: R+46.4 2020: R+38.9 2016: R+38.3 2012: R+20.4 2008: R+20.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.26%
• Current HPI: 151.8695
• 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

+595.0% since first listed

6 events — show timeline

• 2026-05-15 Pending — SAARMLS
• 2026-04-15 Price Changed $69,500 SAARMLS
• 2026-03-30 Price Changed $74,990 SAARMLS
• 2026-03-10 Price Changed $79,990 SAARMLS
• 2026-02-10 Listed $84,990 SAARMLS
• 2006-11-08 Sold (Public Records) $10,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $214 · +0.0% YoY. Source: county tax records.