8622 Judge Logue Rd · Clayhatchee, AL 36352

$219,700

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 20 Days on market

Built 2025 0.47 ac lot $153/sqft · at area comps Est $224k · at est. ↓ 7% since listing

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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).

• Cash flow +9.1/30.0
• ARV discount +8.4/15.0
• Appreciation +6.9/10.0
• Schools +3.1/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

If you've been looking for space, privacy, and modern finishes in the Wicksburg area, this one is worth a look. Built in 2025, this 3 bedroom, 2 bathroom barndominium sits on a spacious lot just under half an acre and offers a quiet setting with plenty of room to enjoy the outdoors. The interior features an open layout with a bright living area that flows easily into the kitchen and dining space. The kitchen includes granite countertops, stainless steel appliances, generous cabinet storage, and a clean modern design. Luxury vinyl plank flooring throughout the home adds durability and low-maintenance living. The primary suite offers plenty of space along with a walk-in closet and a private b

Key facts

• Spacious lot
• Open layout
• Granite countertops

Tags

• SPACIOUS LOT
• OPEN LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• GENEROUS CABINET STORAGE
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water available; Sewer available; Septic tank; Cable available; Electric service available
• Home design: Single-family residence; One story; On waterfront
• Construction: Built with other construction materials
• Exterior features: Covered porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Interior features: Ceiling fans; Walk-in closets; Aluminum window frames; Double-pane windows; Smoke detectors
• Laundry & utility: Laundry located inside; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-170 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (22.3% below list).
• Recommended offer: $171k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#329 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, amenities F.
• Houston County (rural): math 25% / reading 49% proficiency, ranked #38 of 129 in AL (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wicksburg Elementary School (606 students, 42% FRL); Wicksburg High School (math 33% / reading 57%, grade D-, #21 of 305 statewide, top 7%, 471 students, 39% FRL).
• Market conditions: 60 active listings in the ZIP; 463 units permitted in Houston County in 2024 (96 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k appreciation (3.8% local appreciation)).
• Houston County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $170,610 (22.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
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: 0.78% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $224,062
• List price: $219,700
• Delta: 0.42%
• Verdict: FAIR
• Comps: 8 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8147 Judge Logue Rd	0.50mi	3/2.0	1,404 (-2%)	24mo	$275,000	$196	53

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

Projected returns pro-forma

3.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.41×
• Total profit: $25,378
• Equity at exit: $109,153

10-year hold

• IRR: 9.3%
• Equity multiple: 2.53×
• Total profit: $93,994
• Equity at exit: $176,765

Cash invested: $61,516 (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 36352

• Home prices YoY: 1.6%
• Active inventory: 60
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,706 medium
• Mortgage (P&I): −$1,152
• Tax est. 1.5%: −$275 /mo · $3,296/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $-170

Break-even live

Break-even rent $1,922

Max offer price $195,032

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-95	+0% $-170	+5% $-246	+10% $-322
Rent	-10% $-305	-5% $-238	+0% $-170	+5% $-103	+10% $-36
Rate	-1.0pp $-60	-0.5pp $-115	base $-170	+0.5pp $-227	+1.0pp $-285

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: $54,925
• Closing costs: $6,591
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-09
   statusdays on market $219,700 Pending 20 DOM
2. 2026-06-08
   days on market $219,700 Active 19 DOM
3. 2026-06-07
   days on market $219,700 Active 18 DOM
4. 2026-06-05
   days on market $219,700 Active 15 DOM
5. 2026-06-03
   days on market $219,700 Active 14 DOM
6. 2026-06-02
   pricedays on market $219,700 Active 13 DOM
7. 2026-06-01
   days on market $225,000 Active 12 DOM
8. 2026-05-31
   days on market $225,000 Active 11 DOM
9. 2026-05-30
   days on market $225,000 Active 10 DOM
10. 2026-04-14
    status Active
11. 2026-04-06
    status Pending
12. 2026-03-11
    historical Active Under Contract
13. 2026-01-07
    price $225,000
14. 2025-11-10
    listed $235,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,473
• − Mortgage interest: −$12,307
• − Property taxes: −$3,296
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$6,391
• Taxable loss: −$5,894
• Est. tax savings @ 24.0%: +$1,415
• After-tax cash flow: $-631/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: Houston County
• NCES district ID: 0101770
• Math proficiency: 25% ▼ -33.00%
• Reading proficiency: 49% ▼ -1.00%
• Median HH income: $40,530
• Composite: 31.01/100
• National rank: #6092
• State rank: #38 of 129 in AL

Livability — Clayhatchee

• Score: 59/100
• State rank: #329
• US rank: #19985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,762

Population outlook (Houston County) Hauer SSP2

• Today (2025): 110,280 people
• By 2030: 112,668 · +2.2%
• By 2040: 116,149 · +5.3%
• By 2050: 117,805 · +6.8%
• By 2075: 118,577 · +7.5%
• By 2100: 110,940 · +0.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 6% Two or more races 3%
• Common ancestry: Slovak 4% Iranian 4% Italian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Houston

• 2024 margin: Solid R (+47.8) · D 25.7% · R 73.5%
• 2008→2024 swing: -7.0pp toward R · 2008: -40.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+42.7 2016: R+47.6 2012: R+40.3 2008: R+40.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.83%
• Current HPI: 239.5672
• 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

-6.5% since first listed

8 events — show timeline

• 2026-06-09 Pending — SAMLS
• 2026-06-02 Price Changed $219,700 SAMLS
• 2026-05-20 Listed $225,000 SAMLS
• 2026-04-14 Relisted — SAMLS
• 2026-04-06 Pending — SAMLS
• 2026-03-11 Contingent — SAMLS
• 2026-01-07 Price Changed $225,000 SAMLS
• 2025-11-10 Listed $235,000 SAMLS