15 West College St · Clayton, AL 36027

$93,000

4 bd · 2.0 ba · 2,700 sqft · SingleFamily public records · 108 Days on market

Built 1860 0.75 ac lot $34/sqft · at area comps Est $99k · 6% under ↓ 20% since listing

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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 +10.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking to move into a friendly small town where friends feel like family then this is the perfect home for you. Sitting on approx. .75 AC flat lot great for kids to play or to install a pool for entertainment. The historic home has had some improvements in this last year. The 14 ft. ceilings offers spacious living area in every room. All rooms are spacious with nice front and back porch. Property also includes apartment 1 BR-1 Bath. Great additional space. Call today to view

Key facts

• Spacious living area
• Flat lot
• Historic home

Tags

• FLAT LOT
• HISTORIC HOME
• SPACIOUS LIVING AREA

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $85k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#453 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, amenities F.
• Barbour County (rural): math 10% / reading 16% proficiency, ranked #133 of 133 in AL (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 95% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 213 active listings in the ZIP; 34 units permitted in Barbour County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Barbour County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $16k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,630 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — 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. 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: 1.57% ✓
• Cap rate: 14.00%
• Cash-on-cash: 27.53%
• DSCR: 2.22
• GRM: 5.3

CMA / ARV

• ARV (median comp): $98,921
• List price: $93,000
• Delta: -5.99%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 N Midway St	0.24mi	4/2.0	2,800 (+4%)	17mo	$165,000	$59	68
8 W College St	0.05mi	3/3.0 (-1)	3,069 (+14%)	7mo	$72,900	$24	60

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: 21.6%
• Equity multiple: 1.88×
• Total profit: $22,950
• Equity at exit: $13,867

10-year hold

• IRR: 29.6%
• Equity multiple: 3.64×
• Total profit: $68,860
• Equity at exit: $8,041

Cash invested: $26,040 (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 36027

• Home prices YoY: -27.1%
• Active inventory: 213
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$32 /mo · $383/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $597

Break-even live

Break-even rent $707

Max offer price $93,000

Occupancy floor 54%

Sensitivity live

Price	-10% $650	-5% $624	+0% $597	+5% $571	+10% $545
Rent	-10% $482	-5% $540	+0% $597	+5% $655	+10% $713
Rate	-1.0pp $644	-0.5pp $621	base $597	+0.5pp $573	+1.0pp $549

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $93,000 Active 108 DOM
2. 2026-06-18
   days on market $93,000 Active 107 DOM
3. 2026-06-17
   days on market $93,000 Active 106 DOM
4. 2026-06-16
   days on market $93,000 Active 105 DOM
5. 2026-06-15
   days on market $93,000 Active 104 DOM
6. 2026-06-14
   days on market $93,000 Active 102 DOM
7. 2026-06-12
   days on market $93,000 Active 101 DOM
8. 2026-06-09
   days on market $93,000 Active 98 DOM
9. 2026-06-08
   days on market $93,000 Active 97 DOM
10. 2026-06-07
    pricedays on market $93,000 Active 96 DOM
11. 2026-06-07
    days on market $99,500 Active 95 DOM
12. 2026-06-04
    days on market $99,500 Active 92 DOM
13. 2026-06-02
    days on market $99,500 Active 91 DOM
14. 2026-06-01
    days on market $99,500 Active 90 DOM
15. 2026-05-31
    days on market $99,500 Active 89 DOM
16. 2026-05-31
    days on market $99,500 Active 88 DOM
17. 2026-03-24
    price $99,500 481-char remark

    Show marketing remark (481 chars)

    Looking to move into a friendly small town where friends feel like family then this is the perfect home for you. Sitting on approx. .75 AC flat lot great for kids to play or to install a pool for entertainment. The historic home has had some improvements in this last year. The 14 ft. ceilings offers spacious living area in every room. All rooms are spacious with nice front and back porch. Property also includes apartment 1 BR-1 Bath. Great additional space. Call today to view

18. 2026-03-03
    listed $109,500 Active 481-char remark

    Show marketing remark (481 chars)

    Looking to move into a friendly small town where friends feel like family then this is the perfect home for you. Sitting on approx. .75 AC flat lot great for kids to play or to install a pool for entertainment. The historic home has had some improvements in this last year. The 14 ft. ceilings offers spacious living area in every room. All rooms are spacious with nice front and back porch. Property also includes apartment 1 BR-1 Bath. Great additional space. Call today to view

19. 2025-09-29
    soldstatus Closed 763-char remark

    Show marketing remark (763 chars)

    Experience small-town living in this charming historic home situated on a large 3/4-acre lot. This 4-bedroom, 2-bath home boasts beautiful hardwood floors, soaring 14-foot ceilings, and a spacious family room perfect for relaxation and entertaining. The enormous bedrooms offer plenty of space and comfort. Outside, you'll find a covered two-car carport and a detached workshop, providing ample room for projects and storage. There is also an unfinished apartment on the property, adding even more potential for use as a guest space or rental opportunity. This home is being sold "as is" and offers great potential for anyone looking to bring their vision to life. Don't miss out on the opportunity to own a piece of history with plenty of room to grow!

20. 2025-09-26
    status Active 763-char remark

    Show marketing remark (763 chars)

    Experience small-town living in this charming historic home situated on a large 3/4-acre lot. This 4-bedroom, 2-bath home boasts beautiful hardwood floors, soaring 14-foot ceilings, and a spacious family room perfect for relaxation and entertaining. The enormous bedrooms offer plenty of space and comfort. Outside, you'll find a covered two-car carport and a detached workshop, providing ample room for projects and storage. There is also an unfinished apartment on the property, adding even more potential for use as a guest space or rental opportunity. This home is being sold "as is" and offers great potential for anyone looking to bring their vision to life. Don't miss out on the opportunity to own a piece of history with plenty of room to grow!

21. 2025-09-24
    historical Active Under Contract 763-char remark

    Show marketing remark (763 chars)

    Experience small-town living in this charming historic home situated on a large 3/4-acre lot. This 4-bedroom, 2-bath home boasts beautiful hardwood floors, soaring 14-foot ceilings, and a spacious family room perfect for relaxation and entertaining. The enormous bedrooms offer plenty of space and comfort. Outside, you'll find a covered two-car carport and a detached workshop, providing ample room for projects and storage. There is also an unfinished apartment on the property, adding even more potential for use as a guest space or rental opportunity. This home is being sold "as is" and offers great potential for anyone looking to bring their vision to life. Don't miss out on the opportunity to own a piece of history with plenty of room to grow!

22. 2025-09-20
    status Active 763-char remark

    Show marketing remark (763 chars)

    Experience small-town living in this charming historic home situated on a large 3/4-acre lot. This 4-bedroom, 2-bath home boasts beautiful hardwood floors, soaring 14-foot ceilings, and a spacious family room perfect for relaxation and entertaining. The enormous bedrooms offer plenty of space and comfort. Outside, you'll find a covered two-car carport and a detached workshop, providing ample room for projects and storage. There is also an unfinished apartment on the property, adding even more potential for use as a guest space or rental opportunity. This home is being sold "as is" and offers great potential for anyone looking to bring their vision to life. Don't miss out on the opportunity to own a piece of history with plenty of room to grow!

23. 2025-06-03
    price $89,000 763-char remark

    Show marketing remark (763 chars)

    Experience small-town living in this charming historic home situated on a large 3/4-acre lot. This 4-bedroom, 2-bath home boasts beautiful hardwood floors, soaring 14-foot ceilings, and a spacious family room perfect for relaxation and entertaining. The enormous bedrooms offer plenty of space and comfort. Outside, you'll find a covered two-car carport and a detached workshop, providing ample room for projects and storage. There is also an unfinished apartment on the property, adding even more potential for use as a guest space or rental opportunity. This home is being sold "as is" and offers great potential for anyone looking to bring their vision to life. Don't miss out on the opportunity to own a piece of history with plenty of room to grow!

24. 2025-03-20
    listed $99,000 Active 763-char remark

    Show marketing remark (763 chars)

    Experience small-town living in this charming historic home situated on a large 3/4-acre lot. This 4-bedroom, 2-bath home boasts beautiful hardwood floors, soaring 14-foot ceilings, and a spacious family room perfect for relaxation and entertaining. The enormous bedrooms offer plenty of space and comfort. Outside, you'll find a covered two-car carport and a detached workshop, providing ample room for projects and storage. There is also an unfinished apartment on the property, adding even more potential for use as a guest space or rental opportunity. This home is being sold "as is" and offers great potential for anyone looking to bring their vision to life. Don't miss out on the opportunity to own a piece of history with plenty of room to grow!

25. 2022-10-04
    listed $125,000 Active
26. 2022-10-04
    listed $125,000 Active
27. 2022-10-04
    listed $125,000
28. 2022-10-04
    listed $125,000 Active

ⓘ 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: $383 · $32/mo
• Projected year-2 tax: $383 · $32/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,557
• − Mortgage interest: −$5,209
• − Property taxes: −$383
• − Insurance: −$465
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$2,705
• Taxable income: $5,984
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $5,733/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: Barbour County
• NCES district ID: 0100300
• Math proficiency: 10% ▼ -5.00%
• Reading proficiency: 16% ▬ 0.00%
• Median HH income: $32,058
• Composite: 13.92/100
• National rank: #14458
• State rank: #133 of 133 in AL

Livability — Clayton

• Score: 54/100
• State rank: #453
• US rank: #23745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clayton, AL
• Population (ZIP): 14,981

Population outlook (Barbour County) Hauer SSP2

• Today (2025): 24,533 people
• By 2030: 23,439 · -4.5%
• By 2040: 21,129 · -13.9%
• By 2050: 18,982 · -22.6%
• By 2075: 14,114 · -42.5%
• By 2100: 9,180 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 46% White 43% Hispanic / Latino 7% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 7%

Political lean MEDSL · Barbour

• 2024 margin: R (+14.7) · D 42.3% · R 57.0%
• 2008→2024 swing: -13.3pp toward R · 2008: -1.4pp · 2024: -14.7pp
• All cycles: 2024: R+14.7 2020: R+7.7 2016: R+5.6 2012: D+2.9 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.42%
• Current HPI: 151.8238
• 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

-20.4% since first listed

12 events — show timeline

• 2026-03-24 Price Changed $99,500 EBOR
• 2026-03-03 Listed $109,500 EBOR
• 2025-09-29 Sold (MLS) — EBOR
• 2025-09-26 Relisted — EBOR
• 2025-09-24 Contingent — EBOR
• 2025-09-20 Relisted — EBOR
• 2025-06-03 Price Changed $89,000 EBOR
• 2025-03-20 Listed $99,000 EBOR
• 2022-10-04 Listed $125,000 MAAR
• 2022-10-04 Listed $125,000 WBR
• 2022-10-04 Listed $125,000 EBOR
• 2022-10-04 Listed $125,000 SAMLS

Property tax history

+3.2%/yr

Latest (2025): $383 · +7.1% YoY. Source: county tax records.