802 Oak Heights Rd · Tallassee, AL 36078

$99,900

3 bd · 2.0 ba · 1,035 sqft · SingleFamily public records · 296 Days on market

Built 1949 0.30 ac lot $97/sqft · 17% above area Est $85k · 17% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a place that feels like home the second you step in? This charming 3-bed, 2-bath home sits on a cozy lot with all the features that make everyday living just a little easier — and a lot more comfortable. Whether you're hunting for your first home, hoping to downsize, or on the lookout for a smart investment, this one's worth a look. Step onto the large covered front porch and you’ll already feel welcome. Out back, there’s a covered deck too — perfect for weekend barbecues or just taking in a quiet evening while your pets or kids play in the fully fenced yard. Inside, you’ll find an open floor plan that keeps everything feeling bright and connected. The living room flows right into the kitchen and dining area. The kitchen itself has plenty of counter space and cabinets. The home has tons of character, with little touches that give it extra charm. The layout makes great use of the space and also offers an oversized laundry room. The master bedroom offers enough space to stretch out and get comfortable, while the two additional bedrooms are also spacious. The two full bathrooms mean no more fighting over the sink while trying to get out the door in the morning. You're not far from conveniences like the grocery store, but you also get to enjoy a laid-back country atmosphere. This home really fits the bill for someone looking to start out with a space of their own, or for someone wanting to add a solid performer to their rental portfolio. It's affordable, functional, and full of potential. If you're ready for a home that’s approachable, practical, and has plenty of personality, this could be just the right fit for you. Come see it for yourself — it may just be your next favorite place to call home.

Key facts

• Covered front porch
• Covered deck
• Open floor plan

Tags

• COVERED FRONT PORCH
• COVERED DECK
• FULLY FENCED YARD
• OPEN FLOOR PLAN
• PLENTY OF COUNTER SPACE
• OVERSIZED LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.0% in Tallassee — 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 (#418 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D+, crime F, amenities F.
• Tallapoosa County (rural): math 15% / reading 35% proficiency, ranked #93 of 129 in AL (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 218 units permitted in Tallapoosa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Tallapoosa County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 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 1949 — 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 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?
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. 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?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $85,493
• List price: $99,900
• Delta: 16.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,279
• Equity at exit: $14,895

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $15,974
• Equity at exit: $8,638

Cash invested: $27,972 (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 36078

• Home prices YoY: -21.3%
• Active inventory: 113
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $218

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
185 S Tallassee Dr Tallassee, AL	2.0	1.0	1260	$1,150	$0.91	20d	1	1.14mi

Listing history 18 events

1. 2026-06-17
   days on market $99,900 Active 296 DOM
2. 2026-06-16
   days on market $99,900 Active 295 DOM
3. 2026-06-15
   days on market $99,900 Active 294 DOM
4. 2026-06-14
   days on market $99,900 Active 292 DOM
5. 2026-06-12
   days on market $99,900 Active 291 DOM
6. 2026-06-09
   days on market $99,900 Active 288 DOM
7. 2026-06-08
   days on market $99,900 Active 287 DOM
8. 2026-06-07
   days on market $99,900 Active 286 DOM
9. 2026-06-04
   days on market $99,900 Active 282 DOM
10. 2026-06-02
    days on market $99,900 Active 281 DOM
11. 2026-06-01
    days on market $99,900 Active 280 DOM
12. 2026-05-31
    days on market $99,900 Active 279 DOM
13. 2026-05-31
    days on market $99,900 Active 278 DOM
14. 2025-12-14
    price $99,900
15. 2025-12-13
    price $99,900 1776-char remark

    Show marketing remark (1776 chars)

    Looking for a place that feels like home the second you step in? This charming 3-bed, 2-bath home sits on a cozy lot with all the features that make everyday living just a little easier — and a lot more comfortable. Whether you're hunting for your first home, hoping to downsize, or on the lookout for a smart investment, this one's worth a look. Step onto the large covered front porch and you’ll already feel welcome. Out back, there’s a covered deck too — perfect for weekend barbecues or just taking in a quiet evening while your pets or kids play in the fully fenced yard. Inside, you’ll find an open floor plan that keeps everything feeling bright and connected. The living room flows right into the kitchen and dining area. The kitchen itself has plenty of counter space and cabinets. The home has tons of character, with little touches that give it extra charm. The layout makes great use of the space and also offers an oversized laundry room. The master bedroom offers enough space to stretch out and get comfortable, while the two additional bedrooms are also spacious. The two full bathrooms mean no more fighting over the sink while trying to get out the door in the morning. You're not far from conveniences like the grocery store, but you also get to enjoy a laid-back country atmosphere. This home really fits the bill for someone looking to start out with a space of their own, or for someone wanting to add a solid performer to their rental portfolio. It's affordable, functional, and full of potential. If you're ready for a home that’s approachable, practical, and has plenty of personality, this could be just the right fit for you. Come see it for yourself — it may just be your next favorite place to call home.

16. 2025-10-17
    status Active 1776-char remark

    Show marketing remark (1776 chars)

    Looking for a place that feels like home the second you step in? This charming 3-bed, 2-bath home sits on a cozy lot with all the features that make everyday living just a little easier — and a lot more comfortable. Whether you're hunting for your first home, hoping to downsize, or on the lookout for a smart investment, this one's worth a look. Step onto the large covered front porch and you’ll already feel welcome. Out back, there’s a covered deck too — perfect for weekend barbecues or just taking in a quiet evening while your pets or kids play in the fully fenced yard. Inside, you’ll find an open floor plan that keeps everything feeling bright and connected. The living room flows right into the kitchen and dining area. The kitchen itself has plenty of counter space and cabinets. The home has tons of character, with little touches that give it extra charm. The layout makes great use of the space and also offers an oversized laundry room. The master bedroom offers enough space to stretch out and get comfortable, while the two additional bedrooms are also spacious. The two full bathrooms mean no more fighting over the sink while trying to get out the door in the morning. You're not far from conveniences like the grocery store, but you also get to enjoy a laid-back country atmosphere. This home really fits the bill for someone looking to start out with a space of their own, or for someone wanting to add a solid performer to their rental portfolio. It's affordable, functional, and full of potential. If you're ready for a home that’s approachable, practical, and has plenty of personality, this could be just the right fit for you. Come see it for yourself — it may just be your next favorite place to call home.

17. 2025-07-21
    listed $104,900 Active 1776-char remark

    Show marketing remark (1776 chars)

    Looking for a place that feels like home the second you step in? This charming 3-bed, 2-bath home sits on a cozy lot with all the features that make everyday living just a little easier — and a lot more comfortable. Whether you're hunting for your first home, hoping to downsize, or on the lookout for a smart investment, this one's worth a look. Step onto the large covered front porch and you’ll already feel welcome. Out back, there’s a covered deck too — perfect for weekend barbecues or just taking in a quiet evening while your pets or kids play in the fully fenced yard. Inside, you’ll find an open floor plan that keeps everything feeling bright and connected. The living room flows right into the kitchen and dining area. The kitchen itself has plenty of counter space and cabinets. The home has tons of character, with little touches that give it extra charm. The layout makes great use of the space and also offers an oversized laundry room. The master bedroom offers enough space to stretch out and get comfortable, while the two additional bedrooms are also spacious. The two full bathrooms mean no more fighting over the sink while trying to get out the door in the morning. You're not far from conveniences like the grocery store, but you also get to enjoy a laid-back country atmosphere. This home really fits the bill for someone looking to start out with a space of their own, or for someone wanting to add a solid performer to their rental portfolio. It's affordable, functional, and full of potential. If you're ready for a home that’s approachable, practical, and has plenty of personality, this could be just the right fit for you. Come see it for yourself — it may just be your next favorite place to call home.

18. 2015-03-13
    listed $43,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,800
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − Depreciation: −$2,906
• Taxable income: $1,092
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $2,355/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: Tallapoosa County
• NCES district ID: 0103210
• Math proficiency: 15% ▼ -23.00%
• Reading proficiency: 35% ▼ -3.00%
• Median HH income: $42,013
• Composite: 21.22/100
• National rank: #8407
• State rank: #93 of 129 in AL

Livability — Tallassee

• Score: 56/100
• State rank: #418
• US rank: #22846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,460

Population outlook (Tallapoosa County) Hauer SSP2

• Today (2025): 38,909 people
• By 2030: 37,413 · -3.8%
• By 2040: 33,935 · -12.8%
• By 2050: 30,467 · -21.7%
• By 2075: 22,716 · -41.6%
• By 2100: 15,167 · -61.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 18% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 98% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Tallapoosa

• 2024 margin: Solid R (+49.6) · D 24.9% · R 74.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -36.5pp · 2024: -49.6pp
• All cycles: 2024: R+49.6 2020: R+43.4 2016: R+41.6 2012: R+32.4 2008: R+36.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.68%
• Current HPI: 179.7258
• 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

+132.3% since first listed

5 events — show timeline

• 2025-12-14 Price Changed $99,900 Greater Alabama MLS
• 2025-12-13 Price Changed $99,900 MAAR
• 2025-10-17 Relisted — MAAR
• 2025-07-21 Listed $104,900 MAAR
• 2015-03-13 Listed $43,000 LMMLS

Property tax history

-1.3%/yr

Latest (2025): $84 · +3.7% YoY. Source: county tax records.