511 W 13th St · Anniston, AL 36201

$85,000

3 bd · 2.0 ba · 1,324 sqft · SingleFamily public records · 703 Days on market

Built 1920 6,534 sqft lot $64/sqft · 190% above area

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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 +8.2/10.0
• ARV discount +7.5/15.0
• 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 MLS

Do you need an investment to add to your portfolio? This is the one for you! House has new roof, new siding and a new HVAC unit. Conveniently located to downtown and Hwy 231. Motivated sellers. Call for a showing today! 'SOLD AS IS WHERE IS''.

Key facts

• New siding
• New hvac unit
• New roof

Tags

• NEW ROOF
• NEW SIDING
• NEW HVAC UNIT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: schools D-, crime F, amenities 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.
• Market conditions: 73 active listings in the ZIP; 9 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; 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 $588 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 $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 703 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 703 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 1920 — 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: 1.32% ✓
• Cap rate: 11.79%
• Cash-on-cash: 19.62%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $29,270
• List price: $85,000
• Delta: 190.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Glenaddie Ave	0.38mi	3/1.0	1,444 (+9%)	3mo	$38,000	$26	61
1632 Stephens Ave	0.59mi	4/1.5 (+1)	1,288 (-3%)	2mo	$112,000	$87	59
1905 Noble St	0.69mi	3/1.0	1,256 (-5%)	21mo	$15,000	$12	37

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: 11.6%
• Equity multiple: 1.46×
• Total profit: $10,974
• Equity at exit: $12,674

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $41,319
• Equity at exit: $7,349

Cash invested: $23,800 (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 36201

• Active inventory: 73
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,125 high
• Mortgage (P&I): −$446
• Tax from tax record: −$18 /mo · $221/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $389

Break-even live

Break-even rent $632

Max offer price $85,000

Occupancy floor 60%

Sensitivity live

Price	-10% $437	-5% $413	+0% $389	+5% $365	+10% $341
Rent	-10% $300	-5% $345	+0% $389	+5% $434	+10% $478
Rate	-1.0pp $432	-0.5pp $411	base $389	+0.5pp $367	+1.0pp $345

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1831 Moore Ave Anniston, AL	3.0	2.0	1494	$1,395	$0.93	44d	1	0.57mi
1003 Christine Ave Unit 205 Anniston, AL	2.0	2.0	1600	$995	$0.62	44d	1	0.79mi
1003 Christine Ave Unit 101 Anniston, AL	3.0	2.0	1800	$1,025	$0.57	44d	1	0.79mi
2117 Moore Ave Unit NA Anniston, AL	2.0	1.0	1102	$1,385	$1.26	44d	1	0.80mi
323 W 22nd St Anniston, AL	2.0	1.0	1194	$950	$0.80	44d	1	0.84mi
1414 Marguerite Ave Unit 7 Anniston, AL	2.0	1.0	1000	$750	$0.75	44d	1	1.07mi
1605 W 21st St Anniston, AL	3.0	1.0	970	$950	$0.98	44d	1	1.17mi
901 Kirkwood Ave Anniston, AL	3.0	2.0	1216	$1,025	$0.84	44d	1	1.33mi
1317 Kilby Ter Anniston, AL	3.0	2.0	1203	$1,400	$1.16	44d	1	1.47mi

Listing history 17 events

1. 2026-06-19
   days on market $85,000 Active 703 DOM
2. 2026-06-18
   days on market $85,000 Active 702 DOM
3. 2026-06-17
   days on market $85,000 Active 701 DOM
4. 2026-06-16
   days on market $85,000 Active 700 DOM
5. 2026-06-15
   days on market $85,000 Active 699 DOM
6. 2026-06-14
   days on market $85,000 Active 697 DOM
7. 2026-06-13
   days on market $85,000 Active 696 DOM
8. 2026-06-10
   days on market $85,000 Active 694 DOM
9. 2026-06-09
   days on market $85,000 Active 693 DOM
10. 2026-06-08
    days on market $85,000 Active 692 DOM
11. 2026-06-07
    days on market $85,000 Active 691 DOM
12. 2026-06-05
    days on market $85,000 Active 688 DOM
13. 2026-06-02
    days on market $85,000 Active 686 DOM
14. 2026-06-01
    days on market $85,000 Active 685 DOM
15. 2026-05-31
    days on market $85,000 Active 684 DOM
16. 2026-05-30
    days on market $85,000 Active 683 DOM
17. 2024-07-15
    listed $85,000 Active 243-char remark

    Show marketing remark (243 chars)

    Do you need an investment to add to your portfolio? This is the one for you! House has new roof, new siding and a new HVAC unit. Conveniently located to downtown and Hwy 231. Motivated sellers. Call for a showing today! 'SOLD AS IS WHERE IS''.

ⓘ 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: $221 · $18/mo
• Projected year-2 tax: $349 · $29/mo
• Expected delta: +$128/yr (+$11/mo · 57.9%)

ⓘ 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 8 d/yr ≥105°F today · 22 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: $13,499
• − Mortgage interest: −$4,761
• − Property taxes: −$221
• − Insurance: −$425
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,473
• Taxable income: $3,460
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $3,839/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

• 2024-07-15 Listed $85,000 Greater Alabama MLS

Property tax history

+4.6%/yr

Latest (2025): $221 · +2107.0% YoY. Source: county tax records.