Real Estate Investing in Leighton, Alabama (35646)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 35646 (Leighton, AL)? Our answer, based on the numbers below.
Mixed signals — some positives, some negatives. Worth considering but not a slam-dunk.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High vacancy: 21.4% of homes vacant — above national norms.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Leighton, AL (35646)?
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Market Analysis: 35646 Leighton
The 35646 ZIP covers a section of Leighton that demands careful diligence. Prices near $162K look accessible, but the work to make a deal cash flow is real.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 35646 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Nearby ZIPs in Leighton have seen price recovery that 35646 has not matched. Colbert County data supports the view that the spread is structural rather than temporary.
Resident income in 35646 sits below the county median. That reality colors rent collection, vacancy, and reinvestment math in ways that outside investors often underestimate.
Strategically, 35646 can be a high-return sleeve of a diversified portfolio — but it should not be the whole portfolio, and it should not be someone's first deal.
Here's what matters if you're considering buying a home in Leighton:
Market Trends
Home Value History (with trend line)
📊 How Does 35646 Compare?
| Metric | 35646 | Leighton | Florence-Muscle Shoals, AL | Alabama |
|---|---|---|---|---|
| Home Value | $161,936 | $161,936 | N/A | $231,003 |
| 5-Year CAGR | 3.6% | 3.6% | N/A | 5.6% |
| Avg Rent | $792 | $792 | N/A | - |
| Cap Rate | 3.8% | 3.8% | - | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 35646 (Leighton, AL). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $161,936 |
| Monthly Rent | $792 |
| Price-to-Rent | 17.0:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 5.9% |
| Cap Rate | 3.8% |
| 5-Year IRR | 7.4% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +2.7% ▲ |
| 5-Year CAGR | +3.6% ▲ |
| 10-Year CAGR | +4.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (3.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 35646
Population: 4,005
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 35646
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Investor Insight: With 1,222 students living off-campus nearby, this area has strong rental demand from the college population.
Frequently Asked Questions
How expensive is real estate in Leighton, AL?
The median home value in Leighton, AL is roughly $162K. That puts it reasonable relative to the AL statewide average.
Is the tenant base reliable in Leighton, AL?
Tenant demand in Leighton, AL is solid. The local workforce $792/mo rents across most rental classes.
Are landlord laws favorable in Leighton, AL?
Leighton, AL operates under AL law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
Can owner-occupants cash flow in Leighton, AL?
Leighton, AL offers a challenging house-hacking opportunity. Small multifamily or rent-by-the-room plays can pair well with the $792/mo rent level.
What are vacancy rates like in Leighton, AL?
Leighton, AL sees elevated vacancy, which is reasonable relative to the broader AL rental market.
You know 35646 now. You don’t know where it ranks.
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How 35646 ranks in Florence-Muscle Shoals, AL
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