89 Tiffany Ln · Lincoln, AL 35096

$185,900

3 bd · 2.0 ba · 1,225 sqft · SingleFamily · 76 Days on market

Built 2024 8,276 sqft lot Est $196k · 5% under

---

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 +15.1/30.0
• ARV discount +9.8/15.0
• Appreciation +6.5/10.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Lakeside Cottages, conveniently located to Logan Martin Lake and I-20. This home boasts an open one level floor plan with 3 bedrooms 2 bathrooms. Features include stainless steel appliances, walk-in closet, cul-de-sac lot, + MORE! Currently offering $6,000 incentive for buyer to use towards closing costs, upgrades, etc. Please note pictures are to represent the floor plan only. Monaco II floor plan - Lakeside Cottages Lot 89.

Key facts

• 8,276 sq ft lot
• Built 2024
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $60 ($722/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (16.1% below list).
• Recommended offer: $156k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.3% in Lincoln — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 62/100 on livability (#230 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Talladega County (rural): math 15% / reading 44% proficiency, ranked #75 of 129 in AL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lincoln Elementary School (math 20% / reading 48%, grade F, #311 of 627 statewide, top 50%, 853 students, 62% FRL); Lincoln High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 585 students, 68% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 222 active listings in the ZIP; 189 units permitted in Talladega County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Talladega County population projected at -14% 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 $52k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 12721% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $155,944 (16.1% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 16% 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 D-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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $196,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Cottage Ln	0.15mi	3/2.0	1,243 (+2%)	11mo	$209,550	$169	81
51 Cottage Ln	0.12mi	3/2.0	1,316 (+7%)	15mo	$210,500	$160	69
143 Cottage Ln	0.17mi	3/2.0	1,279 (+4%)	20mo	$187,000	$146	68

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

Projected returns pro-forma

2.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.7%
• Equity multiple: 1.50×
• Total profit: $25,783
• Equity at exit: $83,166

10-year hold

• IRR: 11.2%
• Equity multiple: 2.67×
• Total profit: $86,874
• Equity at exit: $127,842

Cash invested: $52,052 (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 35096

• Home prices YoY: 1.2%
• Active inventory: 222
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$975
• Tax from tax record: −$119 /mo · $1,434/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $60

Break-even live

Break-even rent $1,483

Max offer price $185,900

Occupancy floor 91%

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2024-07-22
   historical $1,400
2. 2024-07-03
   price $1,400
3. 2024-05-21
   listed $1,450
4. 2024-03-26
   status Pending
5. 2024-01-10
   listed $185,900 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: $1,434 · $119/mo
• Projected year-2 tax: $1,434 · $119/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,713
• − Mortgage interest: −$10,413
• − Property taxes: −$1,434
• − Insurance: −$930
• − Repairs & maintenance: −$1,497
• − Management: −$1,497
• − Depreciation: −$5,408
• Taxable loss: −$2,465
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $1,313/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: Talladega County
• NCES district ID: 0103180
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $37,715
• Composite: 24.5/100
• National rank: #7650
• State rank: #75 of 129 in AL

Livability — Lincoln

• Score: 62/100
• State rank: #230
• US rank: #17221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, AL
• City population: 9,201
• Population (ZIP): 9,201

Population outlook (Talladega County) Hauer SSP2

• Today (2025): 78,905 people
• By 2030: 77,160 · -2.2%
• By 2040: 72,937 · -7.6%
• By 2050: 68,279 · -13.5%
• By 2075: 57,884 · -26.6%
• By 2100: 47,220 · -40.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 19% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Vietnamese 1% Spanish 1%

Political lean MEDSL · Talladega

• 2024 margin: Solid R (+33.8) · D 32.9% · R 66.6%
• 2008→2024 swing: -15.3pp toward R · 2008: -18.5pp · 2024: -33.8pp
• All cycles: 2024: R+33.8 2020: R+25.5 2016: R+25.6 2012: R+16.0 2008: R+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.96%
• Current HPI: 255.9195
• 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

-99.2% since first listed

5 events — show timeline

• 2024-07-22 Rental Removed $1,400 APPFOLIO
• 2024-07-03 Price Changed $1,400 APPFOLIO
• 2024-05-21 Listed for Rent $1,450 APPFOLIO
• 2024-03-26 Pending — Greater Alabama MLS
• 2024-01-10 Listed $185,900 Greater Alabama MLS

Property tax history

+29.2%/yr

Latest (2025): $1,434 · +29.2% YoY. Source: county tax records.