801 Crestline Ave · Sylacauga, AL 35150

$89,900

4 bd · 1.5 ba · 1,260 sqft · SingleFamily public records · 473 Days on market

Built 1960 0.33 ac lot Est $102k · 12% under ↓ 27% since listing

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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 +26.2/30.0
• ARV discount +12.9/15.0
• DSCR +8.9/10.0
• 1% rule +6.5/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THIS HOUSE INCLUDES, 4 BEDROOMS, 2 BATHS, LIVING/DINING, BREAKFAST ROOM, KITCHEN, LAUNDRY ROOM IN OUTSIDE UTILITY ROOM, HARDWOOD FLOORS, SHEETROCK WALL, HEATPUMP, CENTRAL HEAT & AIR; .33R ACRE LOT; AND FENCED-IN BACKYARD; BRICK HOUSE.

Key facts

• Fenced-in backyard
• Hardwood floors
• 0.33 acre lot

Tags

• HARDWOOD FLOORS
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.3% in Sylacauga — 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 64/100 on livability (#157 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: crime F, amenities F, commute F.
• Sylacauga City (town): math 20% / reading 45% proficiency, ranked #63 of 129 in AL (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Valley Elementary School (553 students, 66% FRL); Sylacauga High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 677 students, 63% FRL) — zoned schools average 64% FRL vs 50% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 473 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 473 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 1960 — 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. 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: 1.15% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $102,060
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Cook Dr	0.22mi	3/1.5 (-1)	1,317 (+4%)	1mo	$50,000	$38	76
1121 Cook Dr	0.22mi	3/1.0 (-1)	1,200 (-5%)	7mo	$70,000	$58	69
296 Hubbard Rd	0.60mi	3/2.0 (-1)	1,250 (-1%)	0mo	$200,000	$160	63
412 E 6th St	0.26mi	3/1.0 (-1)	1,176 (-7%)	14mo	$45,000	$38	58
52 Hill Ave	0.46mi	3/1.0 (-1)	1,156 (-8%)	23mo	$100,000	$87	38
548 Oldfield Rd	0.70mi	3/1.0 (-1)	1,345 (+7%)	17mo	$130,000	$97	35
305 E 4th St	0.46mi	3/2.0 (-1)	1,413 (+12%)	20mo	$115,000	$81	34

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: 0.0%
• Equity multiple: 1.00×
• Total profit: $40
• Equity at exit: $13,404

10-year hold

• IRR: 9.7%
• Equity multiple: 1.75×
• Total profit: $18,829
• Equity at exit: $7,773

Cash invested: $25,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,034 high
• Mortgage (P&I): −$471
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $229

Break-even live

Break-even rent $744

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $280	-5% $255	+0% $229	+5% $204	+10% $179
Rent	-10% $148	-5% $189	+0% $229	+5% $270	+10% $311
Rate	-1.0pp $275	-0.5pp $252	base $229	+0.5pp $206	+1.0pp $182

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 E Clay St Sylacauga, AL	3.0	1.0	1000	$895	$0.90	44d	1	1.22mi
12 E Clay St Sylacauga, AL	3.0	1.0	1000	$895	$0.90	44d	1	1.23mi
307 N Cannon Ave Sylacauga, AL	4.0	2.0	1540	$1,350	$0.88	44d	1	1.32mi
2301 Motes Rd Sylacauga, AL	3.0	2.5	678	$1,199	$1.77	44d	1	1.39mi
123 Avondale Ave Sylacauga, AL	3.0	1.5	1316	$915	$0.70	44d	1	1.44mi

Listing history 10 events

1. 2026-03-11
   soldstatus $83,500
2. 2026-02-24
   status Pending
3. 2026-01-25
   price $89,900
4. 2025-12-05
   status Active
5. 2025-11-27
   historical
6. 2025-11-20
   price $95,000
7. 2025-04-28
   price $104,500
8. 2025-04-28
   status Active
9. 2025-04-26
   historical
10. 2024-10-25
    listed $115,000 Active

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $942 · $79/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $12,408
• − Mortgage interest: −$5,036
• − Property taxes: −$942
• − Insurance: −$450
• − Repairs & maintenance: −$993
• − Management: −$993
• − Depreciation: −$2,615
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $2,422/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: Sylacauga City
• NCES district ID: 0103120
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $33,900
• Composite: 26.64/100
• National rank: #7170
• State rank: #63 of 129 in AL

Livability — Sylacauga

• Score: 64/100
• State rank: #157
• US rank: #14297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sylacauga, AL
• City population: 17,118
• 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

-27.4% since first listed

10 events — show timeline

• 2026-03-11 Sold (Public Records) $83,500 Public Records
• 2026-02-24 Pending — Greater Alabama MLS
• 2026-01-25 Price Changed $89,900 Greater Alabama MLS
• 2025-12-05 Relisted — Greater Alabama MLS
• 2025-11-27 Delisted — Greater Alabama MLS
• 2025-11-20 Price Changed $95,000 Greater Alabama MLS
• 2025-04-28 Price Changed $104,500 Greater Alabama MLS
• 2025-04-28 Relisted — Greater Alabama MLS
• 2025-04-26 Delisted — Greater Alabama MLS
• 2024-10-25 Listed $115,000 Greater Alabama MLS