607 Ledford St · Weaver, AL 36277

$135,000

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 156 Days on market

Built 1950 0.26 ac lot $115/sqft · 10% below area Est $150k · 10% under ↓ 4% since listing

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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 +24.1/30.0
• ARV discount +12.1/15.0
• DSCR +7.8/10.0
• 1% rule +4.9/10.0
• 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

This home is perfect for first-time buyers or as an addition to your investment portfolio. It features 3 bedrooms and 1 bathroom, with a dining area just off the living room and an updated kitchen. Outside, you’ll find a large fenced-in backyard, a carport, and an attached workshop—ideal for storage or projects. This cute and cozy home has been well cared for, and while the sellers hate to see it go, life has taken them in a different direction. The septic system was pumped at the end of 2025.

Key facts

• Attached workshop
• Updated kitchen
• Fenced-in backyard

Tags

• FENCED-IN BACKYARD
• ATTACHED WORKSHOP
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/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 $134k (0.7% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 6.6% in Weaver — 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 63/100 on livability (#195 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools 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.
• Market conditions: 30 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 $933 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 156 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 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. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

• ARV (median comp): $150,357
• List price: $135,000
• Delta: -10.21%
• 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
707 Cedar Springs Rd	0.29mi	3/1.0	1,187 (+1%)	6mo	$150,000	$126	80
500 Maumee Blvd	0.33mi	3/1.5	1,161 (-1%)	4mo	$174,800	$151	77
504 Maumee Blvd	0.31mi	3/1.0	1,125 (-4%)	6mo	$129,900	$115	73
511 Main St	0.22mi	2/1.0 (-1)	1,253 (+6%)	6mo	$153,000	$122	69
715 Cedar Springs Rd	0.34mi	3/1.0	1,066 (-9%)	2mo	$133,500	$125	67
717 Timber Way	0.35mi	3/2.0	1,142 (-3%)	13mo	$180,000	$158	64
1027 Hillcrest Dr	0.58mi	3/2.0	1,140 (-3%)	4mo	$173,400	$152	61
718 Bain Ave	0.34mi	2/1.0 (-1)	1,040 (-12%)	1mo	$66,000	$63	59
1018 Hillcrest Dr	0.56mi	3/1.5	1,288 (+10%)	3mo	$85,000	$66	53
1104 Edgewood Dr	0.60mi	3/2.5	1,249 (+6%)	6mo	$165,000	$132	51
913 Alexandria Rd	0.34mi	3/2.0	1,327 (+13%)	10mo	$184,000	$139	50
807 Astor Ave	0.65mi	3/1.0	1,006 (-14%)	2mo	$120,000	$119	44

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-4,994
• Equity at exit: $20,129

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $17,205
• Equity at exit: $11,672

Cash invested: $37,800 (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: 30
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$28 /mo · $340/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $266

Break-even live

Break-even rent $1,003

Max offer price $135,000

Occupancy floor 75%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $135,000 Active 156 DOM
2. 2026-06-18
   days on market $135,000 Active 155 DOM
3. 2026-06-17
   days on market $135,000 Active 154 DOM
4. 2026-06-16
   days on market $135,000 Active 153 DOM
5. 2026-06-15
   days on market $135,000 Active 152 DOM
6. 2026-06-14
   days on market $135,000 Active 150 DOM
7. 2026-06-13
   days on market $135,000 Active 149 DOM
8. 2026-06-10
   days on market $135,000 Active 147 DOM
9. 2026-06-09
   days on market $135,000 Active 146 DOM
10. 2026-06-08
    days on market $135,000 Active 145 DOM
11. 2026-06-07
    days on market $135,000 Active 144 DOM
12. 2026-06-05
    days on market $135,000 Active 141 DOM
13. 2026-06-03
    days on market $135,000 Active 140 DOM
14. 2026-06-02
    days on market $135,000 Active 139 DOM
15. 2026-06-01
    days on market $135,000 Active 138 DOM
16. 2026-05-31
    days on market $135,000 Active 137 DOM
17. 2026-05-30
    days on market $135,000 Active 136 DOM
18. 2026-04-08
    price $135,000 510-char remark

    Show marketing remark (510 chars)

    This home is perfect for first-time buyers or as an addition to your investment portfolio. It features 3 bedrooms and 1 bathroom, with a dining area just off the living room and an updated kitchen. Outside, you’ll find a large fenced-in backyard, a carport, and an attached workshop—ideal for storage or projects. This cute and cozy home has been well cared for, and while the sellers hate to see it go, life has taken them in a different direction. The septic system was pumped at the end of 2025.

19. 2026-01-14
    listed $140,000 Active 510-char remark

    Show marketing remark (510 chars)

    This home is perfect for first-time buyers or as an addition to your investment portfolio. It features 3 bedrooms and 1 bathroom, with a dining area just off the living room and an updated kitchen. Outside, you’ll find a large fenced-in backyard, a carport, and an attached workshop—ideal for storage or projects. This cute and cozy home has been well cared for, and while the sellers hate to see it go, life has taken them in a different direction. The septic system was pumped at the end of 2025.

20. 2024-11-25
    soldstatus $139,900
21. 2024-11-22
    soldstatus $139,900 Sold 421-char remark

    Show marketing remark (421 chars)

    WELCOME HOME! This beautifully maintained 3-bedroom, 1-bath home is perfect for first-time buyers or those looking to downsize. The living room flows into the dining area and kitchen perfect for entertaining. The kitchen offers granite countertops and ample cabinets. Outside you will find a large flat fenced in yard and two car carport with a room for a workshop or storage. Call today to schedule your private showing.

22. 2024-10-29
    historical Contingent 421-char remark

    Show marketing remark (421 chars)

    WELCOME HOME! This beautifully maintained 3-bedroom, 1-bath home is perfect for first-time buyers or those looking to downsize. The living room flows into the dining area and kitchen perfect for entertaining. The kitchen offers granite countertops and ample cabinets. Outside you will find a large flat fenced in yard and two car carport with a room for a workshop or storage. Call today to schedule your private showing.

23. 2024-10-22
    listed $139,900 Active 421-char remark

    Show marketing remark (421 chars)

    WELCOME HOME! This beautifully maintained 3-bedroom, 1-bath home is perfect for first-time buyers or those looking to downsize. The living room flows into the dining area and kitchen perfect for entertaining. The kitchen offers granite countertops and ample cabinets. Outside you will find a large flat fenced in yard and two car carport with a room for a workshop or storage. Call today to schedule your private showing.

ⓘ 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: $340 · $28/mo
• Projected year-2 tax: $554 · $46/mo
• Expected delta: +$213/yr (+$18/mo · 62.6%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,081
• − Mortgage interest: −$7,562
• − Property taxes: −$340
• − Insurance: −$675
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$3,927
• Taxable income: $1,003
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,952/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

• Census place: Weaver, AL
• 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

-3.5% since first listed

6 events — show timeline

• 2026-04-08 Price Changed $135,000 Greater Alabama MLS
• 2026-01-14 Listed $140,000 Greater Alabama MLS
• 2024-11-25 Sold (Public Records) $139,900 Public Records
• 2024-11-22 Sold (MLS) $139,900 Greater Alabama MLS
• 2024-10-29 Contingent — Greater Alabama MLS
• 2024-10-22 Listed $139,900 Greater Alabama MLS

Property tax history

+5.0%/yr

Latest (2025): $340 · +0.0% YoY. Source: county tax records.