14030 Alabama Highway 75 · Henagar, AL 35978

$185,000

3 bd · 1.5 ba · 1,218 sqft · SingleFamily public records · 1 Days on market

Built 1972 0.60 ac lot $152/sqft · at area comps Est $246k · 25% under

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Why this score? — see what drove the D- 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
• Appreciation +7.6/10.0
• Cash flow +5.2/30.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks

Beautifully remodeled 3 bedroom, 2 bathroom home situated on a spacious 0.6-acre lot. This move-in ready property features fresh interior paint, new luxury vinyl plank flooring, new windows, a new HVAC system, and a new hot water heater. The updated kitchen offers new appliances, updated countertops, and a modern feel perfect for everyday living and entertaining. Enjoy relaxing on the covered back porch overlooking the backyard. The property also includes a workshop/storage building providing excellent additional storage or workspace. A wonderful combination of quality updates, comfort, and functionality ready for you to call home.

Key facts

• New hot water heater
• Spacious lot
• Fresh interior paint

Tags

• REMODELED HOME
• SPACIOUS LOT
• FRESH INTERIOR PAINT
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER

Property features AI

Finance

• Other: Living area about 1,565 square feet
• HOA & community: No association; Subdivision: Metes And Bounds

Exterior

• Parking: Gravel driveway
• Utilities: Septic tank; Public water
• Home design: Single-family residence; Built in 1972; Vinyl siding
• Construction: Vinyl siding construction; Tri-level design
• Exterior features: Approximately 0.6-acre lot; Public water

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Tri-level layout; Basement and crawl space; Seven total rooms; Fireplace (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (41.1% below list).
• Recommended offer: $109k (41.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#121 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• Dekalb County (rural): math 18% / reading 37% proficiency, ranked #82 of 129 in AL (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Henagar Junior High School (math 12% / reading 42%, grade F, #392 of 627 statewide, top 65%, 224 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 24 active listings in the ZIP; 49 units permitted in DeKalb County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($1k loan paydown + $10k appreciation (5.2% local appreciation)).
• DeKalb County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $75k; list at $185k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,928 (41.1% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.59% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.68%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $245,747
• List price: $185,000
• Delta: -24.72%
• 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
14211 Alabama 75	0.19mi	3/2.0	1,400 (+15%)	5mo	$50,000	$36	60

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

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.35×
• Total profit: $18,178
• Equity at exit: $107,116

10-year hold

• IRR: 7.8%
• Equity multiple: 2.49×
• Total profit: $77,056
• Equity at exit: $186,780

Cash invested: $51,800 (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 35978

• Home prices YoY: 2.1%
• Active inventory: 24
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $-418

Break-even live

Break-even rent $1,618

Max offer price $124,520

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-09
   status Pending 639-char remark
2. 2026-05-07
   listed $185,000 Active 639-char remark
3. 2025-12-29
   soldstatus $75,000
4. 2024-06-28
   soldstatus $69,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,071
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$5,382
• Taxable loss: −$8,465
• Est. tax savings @ 24.0%: +$2,032
• After-tax cash flow: $-2,984/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: Dekalb County
• NCES district ID: 0101140
• Math proficiency: 18% ▼ -19.00%
• Reading proficiency: 37% ▲ 2.00%
• Median HH income: $36,655
• Composite: 22.78/100
• National rank: #8023
• State rank: #82 of 129 in AL

Livability — Henagar

• Score: 65/100
• State rank: #121
• US rank: #12648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Henagar, AL
• City population: 5,964
• Population (ZIP): 5,964

Population outlook (DeKalb County) Hauer SSP2

• Today (2025): 71,722 people
• By 2030: 71,373 · -0.5%
• By 2040: 69,536 · -3.0%
• By 2050: 66,020 · -8.0%
• By 2075: 53,325 · -25.7%
• By 2100: 36,127 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 9% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 3% Iranian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · DeKalb

• 2024 margin: Solid R (+74.0) · D 12.7% · R 86.7%
• 2008→2024 swing: -22.7pp toward R · 2008: -51.2pp · 2024: -74.0pp
• All cycles: 2024: R+74.0 2020: R+69.8 2016: R+69.4 2012: R+54.9 2008: R+51.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.20%
• Current HPI: 249.0633
• 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

+168.1% since first listed

4 events — show timeline

• 2026-05-09 Pending — VMLS
• 2026-05-07 Listed $185,000 VMLS
• 2025-12-29 Sold (Public Records) $75,000 Public Records
• 2024-06-28 Sold (Public Records) $69,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $363 · +89.8% YoY. Source: county tax records.