1000 Cedar Springs Rd · Weaver, AL 36277

$124,900

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 2 Days on market

Built 1940 1.78 ac lot Est $137k · 9% under

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +11.6/15.0
• DSCR +6.5/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a peaceful retreat that offers privacy, serenity, and budget-friendly living? This cozy 2-bedroom, 2-bathroom home, tucked away on a private drive and surrounded by woods is the perfect place to call home. Enjoy the tranquility of nature while being just a short drive from town. Schedule your showing today!

Key facts

• 1.78 acre lot
• Built 1940
• Listed 2 days

Property features AI

Finance

• Other: Approximately 1.78 acres

Exterior

• Parking: Driveway parking
• Utilities: Public water; Septic system; Internet available (AT&T)
• Home design: Single-story living (rooms listed on main level); Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Storage building; No pool; No patio; No deck; No garden/patio view; Not waterfront

Interior

• Kitchen: Electric oven; Electric stove; Refrigerator; Kitchen island
• Bedrooms: Master bedroom (main level); Additional bedroom (main level)
• Flooring: Hardwood-style laminate; Vinyl flooring
• Bathrooms: Two full bathrooms; Separate vanities; Tub/shower combos
• Heating & cooling: Electric heating; Central electric cooling
• Interior features: French doors; Recessed lighting; Island in kitchen; Laminate countertops
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $116k (7.4% below list).
• Recommended offer: $116k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 6.5% in Weaver — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 63/100 on livability (#195 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weaver Elementary School (math 15% / reading 52%, grade F, #318 of 627 statewide, top 51%, 553 students, 73% FRL); Weaver High School (math 11% / reading 40%, grade F, #111 of 305 statewide, top 37%, 517 students, 67% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Calhoun County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago 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.
• Current owner paid $97k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,708 (7.4% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $137,280
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Cedar Springs Rd	0.00mi	2/2.0	1,061 (+0%)	17mo	$97,000	$91	81
718 Bain Ave	0.56mi	2/1.0	1,040 (-2%)	1mo	$66,000	$63	70
715 Cedar Springs Rd	0.55mi	3/1.0 (+1)	1,066 (+1%)	2mo	$133,500	$125	66
813 Cedar Springs Rd	0.28mi	2/1.0	960 (-9%)	16mo	$115,000	$120	58
1301 Hillcrest Dr	0.61mi	3/2.0 (+1)	1,094 (+4%)	0mo	$170,000	$155	56
1027 Hillcrest Dr	0.42mi	3/2.0 (+1)	1,140 (+8%)	4mo	$173,400	$152	55
706 Bain Ave	0.63mi	3/1.0 (+1)	1,054 (-0%)	17mo	$137,000	$130	51
1205 Hillcrest Dr	0.54mi	3/1.5 (+1)	1,104 (+4%)	12mo	$148,000	$134	51
707 Cedar Springs Rd	0.60mi	3/1.0 (+1)	1,187 (+12%)	6mo	$150,000	$126	41
811 Cedar Springs Rd	0.33mi	3/2.0 (+1)	1,200 (+14%)	23mo	$160,000	$133	34
704 Spruce Ave	0.63mi	3/2.0 (+1)	1,164 (+10%)	20mo	$169,000	$145	28

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-9,675
• Equity at exit: $18,623

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,029
• Equity at exit: $10,799

Cash invested: $34,972 (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 36277

• Home prices YoY: -17.7%
• Active inventory: 31
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$40 /mo · $484/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $167

Break-even live

Break-even rent $946

Max offer price $124,900

Occupancy floor 81%

Sensitivity live

Price	-10% $237	-5% $202	+0% $167	+5% $131	+10% $96
Rent	-10% $75	-5% $121	+0% $167	+5% $212	+10% $258
Rate	-1.0pp $230	-0.5pp $198	base $167	+0.5pp $134	+1.0pp $101

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $124,900 Active 2 DOM
2. 2026-06-19
   remarks 352-char remark
3. 2026-06-19
   listed $124,900 Active 1 DOM

ⓘ 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: $484 · $40/mo
• Projected year-2 tax: $512 · $43/mo
• Expected delta: +$28/yr (+$2/mo · 5.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $13,885
• − Mortgage interest: −$6,996
• − Property taxes: −$484
• − Insurance: −$624
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,633
• Taxable loss: −$75
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $2,019/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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — Weaver

• Score: 63/100
• State rank: #195
• US rank: #15696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,153
• Population (ZIP): 5,153

Population outlook (Calhoun County) Hauer SSP2

• Today (2025): 109,765 people
• By 2030: 105,708 · -3.7%
• By 2040: 96,192 · -12.4%
• By 2050: 86,413 · -21.3%
• By 2075: 63,467 · -42.2%
• By 2100: 44,704 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Calhoun

• 2024 margin: Solid R (+44.8) · D 27.2% · R 71.9%
• 2008→2024 swing: -12.2pp toward R · 2008: -32.5pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+39.0 2016: R+41.4 2012: R+31.9 2008: R+32.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.96%
• Current HPI: 195.0725
• 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

+95.2% since first listed

11 events — show timeline

• 2026-06-19 Listed $124,900 Greater Alabama MLS
• 2025-01-23 Sold (Public Records) $97,000 Public Records
• 2025-01-23 Sold (Public Records) $97,000 Public Records
• 2025-01-10 Sold (MLS) $97,000 Greater Alabama MLS
• 2024-12-19 Contingent — Greater Alabama MLS
• 2024-12-03 Relisted — Greater Alabama MLS
• 2024-11-24 Contingent — Greater Alabama MLS
• 2024-11-21 Price Changed $109,900 Greater Alabama MLS
• 2024-11-15 Listed $119,500 Greater Alabama MLS
• 2024-11-15 Coming Soon $119,500 Greater Alabama MLS
• 2023-10-06 Sold (Public Records) $64,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $484 · +0.0% YoY. Source: county tax records.