435 Southview Rd · Oak Grove, AL 35150

$70,000

2 bd · 2.0 ba · 762 sqft · SingleFamily public records · 63 Days on market

Built 1941 2.11 ac lot $92/sqft · at area comps Est $123k · 43% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Livability +3.1/5.0
• 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

Check out this lovely property located in Sylacauga with 2 beds, 2 bath!! Granite Counters, LVT Flooring ! Septic tank and H-vac installed in 2020!!

Key facts

• 2.11 acre lot
• Built 1941
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($949 rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#274 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, crime D+, schools 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: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 40% 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 $65,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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 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?
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: 1.36% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.42%
• DSCR: 1.86
• GRM: 6.1

CMA / ARV

• ARV (median comp): $123,499
• List price: $70,000
• Delta: -43.32%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $8,843
• Equity at exit: $10,437

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $33,645
• Equity at exit: $6,052

Cash invested: $19,600 (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 35150

• Home prices YoY: -7.9%
• Active inventory: 134
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $317

Break-even live

Break-even rent $547

Max offer price $70,000

Occupancy floor 62%

Sensitivity live

Price	-10% $357	-5% $337	+0% $317	+5% $297	+10% $278
Rent	-10% $242	-5% $280	+0% $317	+5% $355	+10% $392
Rate	-1.0pp $352	-0.5pp $335	base $317	+0.5pp $299	+1.0pp $281

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Landing Way Sylacauga, AL	1.0–2.0	1.0	875	$949	$1.08	44d	1	1.20mi

Listing history 25 events

1. 2026-06-18
   status $70,000 Pending 63 DOM
2. 2026-06-18
   days on market $70,000 Active 63 DOM
3. 2026-06-17
   days on market $70,000 Active 62 DOM
4. 2026-06-16
   days on market $70,000 Active 61 DOM
5. 2026-06-15
   days on market $70,000 Active 60 DOM
6. 2026-06-14
   days on market $70,000 Active 58 DOM
7. 2026-06-13
   days on market $70,000 Active 57 DOM
8. 2026-06-10
   days on market $70,000 Active 55 DOM
9. 2026-06-09
   days on market $70,000 Active 54 DOM
10. 2026-06-08
    days on market $70,000 Active 53 DOM
11. 2026-06-07
    days on market $70,000 Active 52 DOM
12. 2026-06-05
    days on market $70,000 Active 49 DOM
13. 2026-06-03
    days on market $70,000 Active 48 DOM
14. 2026-06-02
    days on market $70,000 Active 47 DOM
15. 2026-06-01
    days on market $70,000 Active 46 DOM
16. 2026-05-31
    days on market $70,000 Active 45 DOM
17. 2026-05-30
    days on market $70,000 Active 44 DOM
18. 2026-05-11
    status Active 148-char remark

    Show marketing remark (148 chars)

    Check out this lovely property located in Sylacauga with 2 beds, 2 bath!! Granite Counters, LVT Flooring ! Septic tank and H-vac installed in 2020!!

19. 2026-05-01
    historical Contingent 148-char remark

    Show marketing remark (148 chars)

    Check out this lovely property located in Sylacauga with 2 beds, 2 bath!! Granite Counters, LVT Flooring ! Septic tank and H-vac installed in 2020!!

20. 2026-04-16
    listed $70,000 Active 148-char remark

    Show marketing remark (148 chars)

    Check out this lovely property located in Sylacauga with 2 beds, 2 bath!! Granite Counters, LVT Flooring ! Septic tank and H-vac installed in 2020!!

21. 2020-10-15
    soldstatus $113,500
22. 2020-08-03
    soldstatus $87,000
23. 2020-07-30
    soldstatus $87,000 100-char remark

    Show marketing remark (100 chars)

    Amazing house in Sylacauga with 2 bedrooms and 2 bathrooms. Fully finished built with strong blocks.

24. 2020-05-28
    listed $87,000 100-char remark

    Show marketing remark (100 chars)

    Amazing house in Sylacauga with 2 bedrooms and 2 bathrooms. Fully finished built with strong blocks.

25. 1997-09-30
    soldstatus $7,497

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $435 · $36/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 6/10 Major FEMA zone X (unshaded) · 69% 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 40% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,388
• − Mortgage interest: −$3,921
• − Property taxes: −$435
• − Insurance: −$350
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,036
• Taxable income: $2,823
• Est. tax owed @ 24.0%: −$678
• After-tax cash flow: $3,129/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 — Oak Grove

• Score: 61/100
• State rank: #274
• US rank: #18330

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

• Population (ZIP): 17,118

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 (62%)
• Race & ethnicity: White 62% Black 32% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Hispanic 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 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: ▼ -20.65%
• Current HPI: 240.527
• 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

+833.7% since first listed

8 events — show timeline

• 2026-05-11 Relisted — Greater Alabama MLS
• 2026-05-01 Contingent — Greater Alabama MLS
• 2026-04-16 Listed $70,000 Greater Alabama MLS
• 2020-10-15 Sold (Public Records) $113,500 Public Records
• 2020-08-03 Sold (Public Records) $87,000 Public Records
• 2020-07-30 Sold (MLS) $87,000 Greater Alabama MLS
• 2020-05-28 Listed $87,000 Greater Alabama MLS
• 1997-09-30 Sold (Public Records) $7,497 Public Records

Property tax history

+8.7%/yr

Latest (2025): $435 · +0.0% YoY. Source: county tax records.