3100 Cresthill Ave · Anniston, AL 36201

$79,000

2 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 3 Days on market

Built 1952 0.25 ac lot Est $73k · 8% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +4.1/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2 bedroom, 1 full bath home situated on a corner lot with plenty of space inside and out. This home features a living room as well as a flex space for additional family room or home office. Enjoy the covered front porch, spacious yard, and detached workshop/garage perfect for storage or projects. A great opportunity for first time home buyers, downsizers, or investors! Call today for your personal showing, this one will not be on the market long.

Key facts

• Covered front porch
• Spacious yard
• Flex space

Tags

• CORNER LOT
• FLEX SPACE
• COVERED FRONT PORCH
• SPACIOUS YARD
• DETACHED WORKSHOP

Property features AI

Finance

• Other: Garbage fee applies
• Financial info: Quarterly garbage fee

Exterior

• Parking: Driveway parking; 2-space carport
• Utilities: Public water; Connected sewer; Internet service available; Electric water heater
• Home design: Existing construction; Vinyl siding; Crawl space foundation
• Construction: Vinyl siding construction
• Exterior features: Corner lot; Open deck; Porch; Workshop

Interior

• Kitchen: Laminate countertops; Gas stove
• Bedrooms: Two bedrooms on the main level
• Flooring: Hardwood laminate; Vinyl
• Bathrooms: One full bathroom with a separate shower
• Heating & cooling: Central heating (gas); Central air conditioning; Ceiling fans
• Interior features: Smooth ceilings; Eating area; Attic present; Workshop; Porch
• Laundry & utility: Main-level laundry room; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Cap rate 12.8% vs local median 5.1% in Anniston — 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 58/100 on livability (#348 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Anniston City (urban): math 2% / reading 12% proficiency, ranked #128 of 129 in AL (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Randolph Park Elementary School (math 2% / reading 22%, grade F, #536 of 627 statewide, top 88%, 337 students, 95% FRL); Anniston High School (math 2% / reading 12%, grade F, #265 of 305 statewide, top 89%, 466 students, 86% FRL) — zoned schools at 91% FRL track the district average.
• Market conditions: 73 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; 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 $546 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 12.76%
• Cash-on-cash: 23.08%
• DSCR: 2.03
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $73,440
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Ridge St	0.43mi	3/1.0 (+1)	1,062 (+4%)	4mo	$24,900	$23	65
3030 Moore Ave	0.45mi	2/1.0	928 (-9%)	1mo	$22,500	$24	63
2912 Moore Ave	0.45mi	3/1.0 (+1)	968 (-5%)	4mo	$69,900	$72	63
2708 Walnut Ave	0.51mi	2/1.0	1,052 (+3%)	16mo	$40,000	$38	58
407 Rosewood Ave	0.68mi	2/1.0	1,024 (+0%)	12mo	$114,000	$111	58
22 Mcarthur Dr	0.69mi	2/1.0	944 (-8%)	3mo	$79,000	$84	53
6 Twine St	0.43mi	2/1.0	1,140 (+12%)	17mo	$13,500	$12	47
3014 Walnut Ave	0.38mi	3/1.5 (+1)	1,150 (+13%)	10mo	$144,500	$126	46
2709 Mckleroy Ave	0.65mi	3/1.0 (+1)	1,009 (-1%)	20mo	$27,000	$27	46
1404 Willett St	0.57mi	2/1.0	1,118 (+10%)	16mo	$125,000	$112	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: 16.0%
• Equity multiple: 1.65×
• Total profit: $14,270
• Equity at exit: $11,779

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $47,201
• Equity at exit: $6,830

Cash invested: $22,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,132 high
• Mortgage (P&I): −$414
• Tax from tax record: −$22 /mo · $261/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $426

Break-even live

Break-even rent $594

Max offer price $79,000

Occupancy floor 57%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.56mi
323 W 22nd St Anniston, AL	2.0	1.0	1194	$950	$0.80	43d	1	0.91mi
2117 Moore Ave Unit NA Anniston, AL	2.0	1.0	1102	$1,385	$1.26	43d	1	0.98mi
1605 W 21st St Anniston, AL	3.0	1.0	970	$950	$0.98	43d	1	1.10mi
1831 Moore Ave Anniston, AL	3.0	2.0	1494	$1,395	$0.93	43d	1	1.21mi

Listing history 4 events

1. 2026-06-19
   days on market $79,000 Active 3 DOM
2. 2026-06-18
   days on market $79,000 Active 2 DOM
3. 2026-06-17
   remarks 459-char remark
4. 2026-06-17
   listed $79,000 Active 1 DOM

ⓘ 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: $261 · $22/mo
• Projected year-2 tax: $324 · $27/mo
• Expected delta: +$63/yr (+$5/mo · 24.3%)

ⓘ 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 · 21 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: $13,586
• − Mortgage interest: −$4,425
• − Property taxes: −$261
• − Insurance: −$395
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$2,298
• Taxable income: $4,034
• Est. tax owed @ 24.0%: −$968
• After-tax cash flow: $4,138/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: Anniston City
• NCES district ID: 0100090
• Math proficiency: 2% ▼ -20.00%
• Reading proficiency: 12% ▼ -15.00%
• Median HH income: $31,824
• Composite: 5.36/100
• National rank: #10030
• State rank: #128 of 129 in AL

Livability — Anniston

• Score: 58/100
• State rank: #348
• US rank: #20680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anniston, AL
• City population: 19,220
• 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

1 event — show timeline

• 2026-06-15 Listed $79,000 Greater Alabama MLS

Property tax history

+5.7%/yr

Latest (2025): $261 · -50.7% YoY. Source: county tax records.