308 E 6th St · Sylacauga, AL 35150

$29,900

2 bd · 1.0 ba · 1,152 sqft · MultiFamily · 45 Days on market

Built 1940 Poor condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Package deal opportunity featuring multiple properties with strong upside. Ideal for investors looking to scale quickly. No seller financing.

Key facts

• Built 1940
• Listed 44 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($866 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.5% 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: schools D+, crime F, amenities 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.
• Market conditions: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 36% 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 $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.90% ✓
• Cap rate: 25.47%
• Cash-on-cash: 68.49%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 67.9%
• Equity multiple: 4.06×
• Total profit: $25,600
• Equity at exit: $4,458

10-year hold

• IRR: 72.1%
• Equity multiple: 8.35×
• Total profit: $61,531
• Equity at exit: $2,585

Cash invested: $8,372 (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: 2.9×

Monthly cashflow live

• Estimated rent: $866 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $478

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 40%

Sensitivity live

Price	-10% $498	-5% $488	+0% $478	+5% $467	+10% $457
Rent	-10% $409	-5% $444	+0% $478	+5% $512	+10% $546
Rate	-1.0pp $493	-0.5pp $485	base $478	+0.5pp $470	+1.0pp $462

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	1.01mi
12 E Clay St Sylacauga, AL	3.0	1.0	1000	$895	$0.90	44d	1	1.02mi
123 Avondale Ave Sylacauga, AL	3.0	1.5	1316	$915	$0.70	44d	1	1.17mi
600 S Broadway Ave Sylacauga, AL	1.0–2.0	1.0	785	$700	$0.89	44d	1	1.33mi

Listing history 4 events

1. 2026-06-01
   days on market $29,900 Active 45 DOM
2. 2026-05-31
   days on market $29,900 Active 44 DOM
3. 2026-05-31
   days on market $29,900 Active 43 DOM
4. 2026-04-17
   listed $29,900 Active 141-char remark

   Show marketing remark (141 chars)

   Package deal opportunity featuring multiple properties with strong upside. Ideal for investors looking to scale quickly. No seller financing.

ⓘ 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 · 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: $10,397
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$832
• − Management: −$832
• − Depreciation: −$870
• Taxable income: $5,590
• Est. tax owed @ 24.0%: −$1,342
• After-tax cash flow: $4,392/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to improve its condition and increase its value.

Repairs flagged

• Major Exterior siding — Peeling paint and exposed siding
• Major Interior walls — Worn paint and general disrepair
• Major Kitchen appliances — Rusty and worn
• Major Bathroom fixtures — Worn and disrepair
• Major Flooring — Worn carpet
• Major Electrical wiring — Exposed and disrepair

Value-add opportunities

• Both Painting and updating exterior siding — Enhances curb appeal and value
• Both Flooring replacement — Improves living space and value
• Both Electrical repairs and updates — Ensures safety and functionality
• Both Kitchen appliance replacement — Modernizes and improves functionality
• Both Bathroom fixture replacement — Modernizes and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling paint and exposed siding	Major	$15,000–50,000
Interior walls · Worn paint and general disrepair	Major	$15,000–50,000
Kitchen appliances · Rusty and worn	Major	$15,000–50,000
Bathroom fixtures · Worn and disrepair	Major	$15,000–50,000
Flooring · Worn carpet	Major	$15,000–50,000
Electrical wiring · Exposed and disrepair	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and updating exterior siding — Enhances curb appeal and value ↑
• Both Flooring replacement — Improves living space and value ↑
• Both Electrical repairs and updates — Ensures safety and functionality ↑
• Both Kitchen appliance replacement — Modernizes and improves functionality ↑
• Both Bathroom fixture replacement — Modernizes and improves functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-17 Listed $29,900 Greater Alabama MLS