728 Creek Trl · Saks, AL 36206

$130,000

6 bd · 2.0 ba · 3,013 sqft · SingleFamily public records · 26 Days on market

Built 1981 0.49 ac lot $43/sqft · 49% below area

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Large home for sale in Indian Oaks Estates offering well over 3,300 Sq. Ft. of livable space within it's multiple levels. However, this property is the true definition of a "fixer upper, " or "handyman's special, " or even an "investor's dream. " Call it what you like, but at one time, this was a fine home, and I'm sure it can/ will be again once the right person, or group, gets ahold of it! In total, this property features (6) bedrooms and 3.5 bathrooms. The (1) BR on the main level is the Master Suite. Upstairs you'll find (3) BRs with 1 full shared bathroom while the basement offers an additional (2) BRs and another full shared bath. Originally constructed i

Key facts

• Extra vacant lot
• Raised dining room
• Spiral staircase

Tags

• SPIRAL STAIRCASE
• SUNKEN DEN
• WOOD BURNING FIREPLACE
• RAISED DINING ROOM
• EXTRA VACANT LOT

Property features AI

Finance

• Financial info: Down payment assistance available
• HOA & community: Community amenities include clubhouse, golf access and golf cart paths

Exterior

• Parking: Front garage entry; Attached 2-car garage; Driveway parking and off-street parking available; Additional parking on parking level
• Utilities: Public water; Septic sewer; Underground utilities; Multiple internet providers available
• Home design: Single-family home (existing construction); Basement foundation; Partial basement with both finished and unfinished areas, concrete block construction; Tri-level and split configurations not applicable
• Construction: Wood siding and stone exterior materials; Basement foundation (concrete block); Year built listed as existing
• Exterior features: Fenced yard; Storage building; Porch; Open deck(s); Golf community setting with golf view; Some trees on the lot; Interior lot within a subdivision

Interior

• Kitchen: Island with eating area and breakfast bar; Laminate countertops; Built-in compactor; Built-in dishwasher; Built-in microwave; Electric oven; Gas stove; Refrigerator included; Some stainless appliances
• Bedrooms: Main level primary suite with attached bath and walk-in closets; Additional bedrooms on upper level; Additional bedrooms in finished basement
• Flooring: Carpet; Hardwood; Tile floors
• Bathrooms: Three full bathrooms; One half bathroom; Master bath with separate shower and garden tub; Separate vanities in at least one bath; Combination tub/shower and shared bath options in secondary baths
• Heating & cooling: Central heating (electric); Central air conditioning (electric); Ceiling fans
• Interior features: Cathedral/vaulted and 9+ ft ceilings; Handyman special (room for improvements); Multiple staircases; Stone woodburning fireplace in the den; Some window treatments to remain
• Laundry & utility: Main level laundry room; Washer hookup provided; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.4% in Saks — 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 56/100 on livability (#413 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, employment D, amenities 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: Saks Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 459 students, 86% FRL); Saks High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 340 students, 77% FRL) — zoned schools average 81% FRL vs 49% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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

• It's been on market 26 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.67%
• DSCR: 1.52
• GRM: 7.3

CMA / ARV

• ARV (median comp): $285,026
• List price: $130,000
• Delta: -54.39%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
728 Creek Trl	0.00mi	6/3.5	3,362 (+12%)	1mo	$130,000	$39	74
827 Creek Trl	0.13mi	5/2.5 (-1)	3,240 (+8%)	10mo	$326,000	$101	66

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-2,745
• Equity at exit: $19,383

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $21,244
• Equity at exit: $11,240

Cash invested: $36,400 (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 36206

• Home prices YoY: -20.6%
• Active inventory: 40
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $287

Break-even live

Break-even rent $1,123

Max offer price $130,000

Occupancy floor 76%

Sensitivity live

Price	-10% $361	-5% $324	+0% $287	+5% $251	+10% $214
Rent	-10% $170	-5% $229	+0% $287	+5% $346	+10% $405
Rate	-1.0pp $353	-0.5pp $320	base $287	+0.5pp $254	+1.0pp $219

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-01
   status $130,000 Pending 26 DOM
2. 2026-05-31
   days on market $130,000 Contingent 26 DOM
3. 2026-05-30
   days on market $130,000 Contingent 25 DOM
4. 2026-05-15
   historical Contingent 1024-char remark
5. 2026-05-05
   listed $130,000 Active 1024-char remark

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,022 · $85/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,847
• − Mortgage interest: −$7,282
• − Property taxes: −$1,022
• − Insurance: −$1,448
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,782
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,099/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 — Saks

• Score: 56/100
• State rank: #413
• US rank: #22683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saks, AL
• County: Calhoun County · 71,763 people
• City population: 11,172
• Metro: Anniston-Oxford, AL
• Population (ZIP): 11,172
• Household income: $51,116
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 300.0

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: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 51% Black 38% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1%

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: ▼ -45.39%
• Current HPI: 175.4422
• Rent YoY: —
• Metro: Anniston-Oxford, AL
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-02 Sold (MLS) $130,000 Greater Alabama MLS
• 2026-06-01 Pending — Greater Alabama MLS
• 2026-05-15 Contingent — Greater Alabama MLS
• 2026-05-05 Listed $130,000 Greater Alabama MLS

Property tax history

+2.8%/yr

Latest (2025): $1,022 · +0.0% YoY. Source: county tax records.