1217 W 34th St · Saks, AL 36201

$83,747

2 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 526 Days on market

Built 1940 10,018 sqft lot $71/sqft · 16% below area Est $103k · 19% 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 +8.1/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

Key facts

• 0.23 acre lot
• Built 1940
• Listed 525 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $84k).
• Recommended offer: $74k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 5.4% in Saks — 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 (#413 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, employment D, schools 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: 73 active listings in the ZIP; 4 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; 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 $579 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 526 days — a 12% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $84k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $73,697 (12.0% below list)

Questions for the listing agent

1. It's been on market 526 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 1940 — 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: 1.31% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 6.4

CMA / ARV

• ARV (median comp): $103,079
• List price: $83,747
• Delta: -18.75%
• 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
1033 W 33rd St	0.26mi	3/1.0 (+1)	1,242 (+6%)	1mo	$99,000	$80	72
3904 Calhoun Ave	0.39mi	3/1.0 (+1)	1,204 (+3%)	5mo	$161,700	$134	68
4100 Bryan Ave	0.56mi	3/1.0 (+1)	1,132 (-3%)	3mo	$86,000	$76	61
4030 Ridge Dr	0.68mi	2/1.0	1,115 (-5%)	6mo	$119,000	$107	56
4 Ridge St	0.57mi	3/1.0 (+1)	1,062 (-9%)	4mo	$24,900	$23	49
3014 Walnut Ave	0.74mi	3/1.5 (+1)	1,150 (-2%)	10mo	$144,500	$126	47
523 W 42nd St	0.73mi	3/1.0 (+1)	1,099 (-6%)	7mo	$120,000	$109	45
4110 Skyline Dr	0.67mi	3/2.0 (+1)	1,285 (+10%)	2mo	$160,000	$125	42
4106 Ridge Dr	0.71mi	2/1.0	1,031 (-12%)	10mo	$90,000	$87	38
407 Rosewood Ave	0.73mi	2/1.0	1,024 (-13%)	12mo	$114,000	$111	35
4200 Bryan Ave	0.66mi	3/1.0 (+1)	1,035 (-12%)	13mo	$145,000	$140	34
411 Rosewood Ave	0.74mi	3/2.0 (+1)	1,314 (+12%)	11mo	$150,000	$114	28

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: 10.9%
• Equity multiple: 1.43×
• Total profit: $10,153
• Equity at exit: $12,487

10-year hold

• IRR: 20.0%
• Equity multiple: 2.68×
• Total profit: $39,285
• Equity at exit: $7,241

Cash invested: $23,449 (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 36201

• Active inventory: 73
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$439
• Tax from tax record: −$17 /mo · $207/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $373

Break-even live

Break-even rent $622

Max offer price $83,747

Occupancy floor 61%

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: $20,937
• Closing costs: $2,512
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Dogwood Ave Anniston, AL	3.0	2.0	1015	$1,100	$1.08	43d	1	0.67mi
1605 W 21st St Anniston, AL	3.0	1.0	970	$950	$0.98	43d	1	1.28mi
323 W 22nd St Anniston, AL	2.0	1.0	1194	$950	$0.80	43d	1	1.38mi
2117 Moore Ave Unit NA Anniston, AL	2.0	1.0	1102	$1,385	$1.26	43d	1	1.45mi

Listing history 26 events

1. 2026-06-19
   days on market $83,747 Active 526 DOM
2. 2026-06-18
   days on market $83,747 Active 525 DOM
3. 2026-06-17
   days on market $83,747 Active 524 DOM
4. 2026-06-16
   days on market $83,747 Active 523 DOM
5. 2026-06-15
   days on market $83,747 Active 522 DOM
6. 2026-06-14
   days on market $83,747 Active 520 DOM
7. 2026-06-13
   pricedays on market $83,747 Active 519 DOM
8. 2026-06-10
   days on market $88,747 Active 517 DOM
9. 2026-06-09
   days on market $88,747 Active 516 DOM
10. 2026-06-08
    days on market $88,747 Active 515 DOM
11. 2026-06-07
    days on market $88,747 Active 514 DOM
12. 2026-06-05
    days on market $88,747 Active 511 DOM
13. 2026-06-03
    days on market $88,747 Active 510 DOM
14. 2026-06-02
    days on market $88,747 Active 509 DOM
15. 2026-06-01
    days on market $88,747 Active 508 DOM
16. 2026-05-31
    days on market $88,747 Active 507 DOM
17. 2026-05-30
    days on market $88,747 Active 506 DOM
18. 2026-05-14
    price $88,747 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

19. 2025-12-11
    price $93,747 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

20. 2025-11-11
    price $96,997 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

21. 2025-09-08
    price $99,997 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

22. 2025-07-08
    price $109,900 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

23. 2025-06-11
    price $112,400 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

24. 2025-05-02
    price $113,900 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

25. 2025-01-09
    listed $114,900 Active 245-char remark

    Show marketing remark (245 chars)

    Looking for a home in Alexandria School District? This cute as a button home. One could sit on the porch with your favorite beverage and listen to the birds sing. Appreciate the beauty this homes offers. Come visit and make this house your home.

26. 2019-03-08
    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: $207 · $17/mo
• Projected year-2 tax: $343 · $29/mo
• Expected delta: +$136/yr (+$11/mo · 65.7%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,130
• − Mortgage interest: −$4,691
• − Property taxes: −$207
• − Insurance: −$419
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$2,436
• Taxable income: $3,276
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,691/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 — Saks

• Score: 56/100
• State rank: #413
• US rank: #22683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saks, AL
• City population: 11,172
• Population (ZIP): 17,406

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 46% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▼ -78.92%
• Current HPI: 59.1512
• 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

+343.7% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $88,747 Greater Alabama MLS
• 2025-12-11 Price Changed $93,747 Greater Alabama MLS
• 2025-11-11 Price Changed $96,997 Greater Alabama MLS
• 2025-09-08 Price Changed $99,997 Greater Alabama MLS
• 2025-07-08 Price Changed $109,900 Greater Alabama MLS
• 2025-06-11 Price Changed $112,400 Greater Alabama MLS
• 2025-05-02 Price Changed $113,900 Greater Alabama MLS
• 2025-01-09 Listed $114,900 Greater Alabama MLS
• 2019-03-08 Sold (Public Records) $20,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $207 · +0.0% YoY. Source: county tax records.