620 5th Ave SW · Childersburg, AL 35044

$115,500

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 276 Days on market

Built 1950 0.29 ac lot $91/sqft · 11% below area Est $134k · 14% 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 +22.0/30.0
• ARV discount +13.7/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bathroom home has all new flooring, interior and exterior paint, and granite countertops! This charmer has a flat back yard with a shaded patio in a quiet peaceful surrounding.

Key facts

• Flat back yard area
• 0.29 acre lot
• Built 1950

Tags

• FLAT BACK YARD AREA
• SMALLER STORAGE BUILDING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $184 ($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 $112k (2.8% below list).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.1% in Childersburg — 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 54/100 on livability (#457 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: schools F, crime F, amenities 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.
• Market conditions: 99 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 189 units permitted in Talladega County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $799 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Talladega County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $17k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $93k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 35% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F 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?
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: 0.97% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (median comp): $133,947
• List price: $115,500
• Delta: -13.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 3rd St SW	0.27mi	3/2.0	1,352 (+6%)	3mo	$184,000	$136	75
304 7th Ave SE	0.37mi	3/1.5	1,342 (+5%)	4mo	$120,000	$89	69
601 6th Ave SE	0.27mi	3/2.0	1,200 (-6%)	16mo	$140,000	$117	65
417 8th Ave SE	0.35mi	3/1.5	1,225 (-4%)	15mo	$83,600	$68	62
702 4th St SW	0.25mi	3/1.0	1,392 (+9%)	10mo	$167,000	$120	60
259 College Park Dr	0.50mi	3/2.0	1,340 (+5%)	10mo	$218,240	$163	60
13 Yellowhammer Dr	0.50mi	3/2.0	1,402 (+10%)	4mo	$205,000	$146	57
105 Yellowhammer Dr	0.50mi	4/2.0 (+1)	1,459 (+14%)	1mo	$220,600	$151	47
248 College Park Dr	0.33mi	4/2.0 (+1)	1,459 (+14%)	11mo	$210,000	$144	47
175 Mcdonald Ter	0.59mi	2/1.0 (-1)	1,156 (-9%)	10mo	$117,000	$101	40
132 Dale Ln	0.66mi	2/2.0 (-1)	1,136 (-11%)	16mo	$111,000	$98	32
84 Taylor Ln	0.50mi	4/2.0 (+1)	1,459 (+14%)	19mo	$233,590	$160	32

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-7,060
• Equity at exit: $17,221

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $8,745
• Equity at exit: $9,986

Cash invested: $32,340 (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 35044

• Home prices YoY: -17.8%
• Active inventory: 99
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$606
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $184

Break-even live

Break-even rent $890

Max offer price $115,500

Occupancy floor 79%

Sensitivity live

Price	-10% $249	-5% $216	+0% $184	+5% $151	+10% $118
Rent	-10% $95	-5% $139	+0% $184	+5% $228	+10% $272
Rate	-1.0pp $242	-0.5pp $213	base $184	+0.5pp $154	+1.0pp $123

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
788 6th Ave SW Childersburg, AL	3.0	2.0	1100	$1,150	$1.05	4d	1	0.16mi
7933 Old Sylacauga Hwy Childersburg, AL	1.0–3.0	1.0–2.0	825	$999	$1.21	2d	1	0.83mi
101 8th St NE Childersburg, AL	3.0	1.0	1080	$1,000	$0.93	19d	1	1.00mi
14 Lakeside Dr Childersburg, AL	3.0	2.0	1042	$1,200	$1.15	16d	1	1.25mi

Listing history 25 events

1. 2026-06-19
   days on market $115,500 Active 276 DOM
2. 2026-06-18
   days on market $115,500 Active 275 DOM
3. 2026-06-17
   days on market $115,500 Active 274 DOM
4. 2026-06-16
   days on market $115,500 Active 273 DOM
5. 2026-06-15
   days on market $115,500 Active 272 DOM
6. 2026-06-14
   days on market $115,500 Active 270 DOM
7. 2026-06-13
   days on market $115,500 Active 269 DOM
8. 2026-06-10
   days on market $115,500 Active 267 DOM
9. 2026-06-09
   days on market $115,500 Active 266 DOM
10. 2026-06-08
    days on market $115,500 Active 265 DOM
11. 2026-06-07
    days on market $115,500 Active 264 DOM
12. 2026-06-05
    days on market $115,500 Active 261 DOM
13. 2026-06-03
    days on market $115,500 Active 260 DOM
14. 2026-06-02
    days on market $115,500 Active 259 DOM
15. 2026-06-01
    days on market $115,500 Active 258 DOM
16. 2026-05-31
    days on market $115,500 Active 257 DOM
17. 2026-05-30
    days on market $115,500 Active 256 DOM
18. 2026-05-14
    price $115,500 189-char remark

    Show marketing remark (189 chars)

    3-bedroom, 2-bathroom home has all new flooring, interior and exterior paint, and granite countertops! This charmer has a flat back yard with a shaded patio in a quiet peaceful surrounding.

19. 2026-03-28
    price $117,500 189-char remark

    Show marketing remark (189 chars)

    3-bedroom, 2-bathroom home has all new flooring, interior and exterior paint, and granite countertops! This charmer has a flat back yard with a shaded patio in a quiet peaceful surrounding.

20. 2026-01-16
    price $120,000 189-char remark

    Show marketing remark (189 chars)

    3-bedroom, 2-bathroom home has all new flooring, interior and exterior paint, and granite countertops! This charmer has a flat back yard with a shaded patio in a quiet peaceful surrounding.

21. 2025-10-07
    price $127,500 189-char remark

    Show marketing remark (189 chars)

    3-bedroom, 2-bathroom home has all new flooring, interior and exterior paint, and granite countertops! This charmer has a flat back yard with a shaded patio in a quiet peaceful surrounding.

22. 2025-09-16
    listed $132,500 Active 189-char remark

    Show marketing remark (189 chars)

    3-bedroom, 2-bathroom home has all new flooring, interior and exterior paint, and granite countertops! This charmer has a flat back yard with a shaded patio in a quiet peaceful surrounding.

23. 2020-06-29
    soldstatus $93,000 104-char remark

    Show marketing remark (104 chars)

    Stunning house in Childersburg with 3 bedrooms and 2 bathrooms. Perfect for an area of whole lot spaces.

24. 2020-04-28
    listed $93,000 104-char remark

    Show marketing remark (104 chars)

    Stunning house in Childersburg with 3 bedrooms and 2 bathrooms. Perfect for an area of whole lot spaces.

25. 2000-06-01
    soldstatus $20,000

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $588 · $49/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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: $13,466
• − Mortgage interest: −$6,470
• − Property taxes: −$588
• − Insurance: −$578
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,360
• Taxable income: $316
• Est. tax owed @ 24.0%: −$76
• After-tax cash flow: $2,128/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 — Childersburg

• Score: 54/100
• State rank: #457
• US rank: #23818

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Childersburg, AL
• City population: 8,225
• Population (ZIP): 8,225

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: Majority White (61%)
• Race & ethnicity: White 61% Black 35% Asian 2% Two or more races 1%
• Common ancestry: Italian 2% Slovak 2% Greek 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Korean 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: ▼ -34.76%
• Current HPI: 160.56
• 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

+477.5% since first listed

8 events — show timeline

• 2026-05-14 Price Changed $115,500 Greater Alabama MLS
• 2026-03-28 Price Changed $117,500 Greater Alabama MLS
• 2026-01-16 Price Changed $120,000 Greater Alabama MLS
• 2025-10-07 Price Changed $127,500 Greater Alabama MLS
• 2025-09-16 Listed $132,500 Greater Alabama MLS
• 2020-06-29 Sold (MLS) $93,000 Greater Alabama MLS
• 2020-04-28 Listed $93,000 Greater Alabama MLS
• 2000-06-01 Sold (Public Records) $20,000 Public Records

Property tax history

+11.0%/yr

Latest (2025): $588 · +0.0% YoY. Source: county tax records.