3910 Cherry Ln · Sylacauga, AL 35150

$114,000

2 bd · 1.0 ba · 1,050 sqft · SingleFamily · 128 Days on market

Built 1930 Poor condition 5.00 ac lot $109/sqft · 36% below area Est $179k · 36% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

5 Acres with a log house!! Beautiful acreage with fruit trees, pecan trees, etc. Home has 2bedrooms and 1 bath, a living room, a kitchen, and laundry. Ready for you to add your design ideas! Several outbuildings on the property, and a picturesque setting. Sold As Is.

Key facts

• Kitchen
• Living room
• 5 acres

Tags

• 5 ACRES
• LOG HOUSE
• FRUIT TREES
• PECAN TREES
• LIVING ROOM
• KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $114k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $71 ($848/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (4.7% below list).
• Recommended offer: $100k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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.
• Talladega County (rural): math 15% / reading 44% proficiency, ranked #75 of 129 in AL (top 58%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 134 active listings in the ZIP; 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 $788 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.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (median comp): $179,117
• List price: $114,000
• Delta: -36.35%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 Old Rockhouse Rd	0.48mi	3/1.0 (+1)	1,189 (+13%)	3mo	$134,000	$113	48

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-13,956
• Equity at exit: $16,998

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-6,291
• Equity at exit: $9,857

Cash invested: $31,920 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$598
• Tax est. 1.5%: −$142 /mo · $1,710/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $71

Break-even live

Break-even rent $997

Max offer price $114,000

Occupancy floor 88%

Sensitivity live

Price	-10% $149	-5% $110	+0% $71	+5% $31	+10% $-8
Rent	-10% $-15	-5% $28	+0% $71	+5% $114	+10% $157
Rate	-1.0pp $128	-0.5pp $100	base $71	+0.5pp $41	+1.0pp $11

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: $28,500
• Closing costs: $3,420
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $114,000 Active 128 DOM
2. 2026-06-18
   days on market $114,000 Active 127 DOM
3. 2026-06-17
   days on market $114,000 Active 126 DOM
4. 2026-06-16
   days on market $114,000 Active 125 DOM
5. 2026-06-15
   days on market $114,000 Active 124 DOM
6. 2026-06-14
   days on market $114,000 Active 122 DOM
7. 2026-06-13
   days on market $114,000 Active 121 DOM
8. 2026-06-10
   days on market $114,000 Active 119 DOM
9. 2026-06-09
   days on market $114,000 Active 118 DOM
10. 2026-06-08
    days on market $114,000 Active 117 DOM
11. 2026-06-07
    days on market $114,000 Active 116 DOM
12. 2026-06-05
    days on market $114,000 Active 113 DOM
13. 2026-06-03
    days on market $114,000 Active 112 DOM
14. 2026-06-02
    days on market $114,000 Active 111 DOM
15. 2026-06-01
    days on market $114,000 Active 110 DOM
16. 2026-05-31
    days on market $114,000 Active 109 DOM
17. 2026-05-30
    days on market $114,000 Active 108 DOM
18. 2026-02-11
    listed $114,000 Active 267-char remark

    Show marketing remark (267 chars)

    5 Acres with a log house!! Beautiful acreage with fruit trees, pecan trees, etc. Home has 2bedrooms and 1 bath, a living room, a kitchen, and laundry. Ready for you to add your design ideas! Several outbuildings on the property, and a picturesque setting. Sold As Is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,040
• − Mortgage interest: −$6,386
• − Property taxes: −$1,710
• − Insurance: −$570
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$3,316
• Taxable loss: −$1,028
• Est. tax savings @ 24.0%: +$247
• After-tax cash flow: $1,095/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 address the deteriorating exterior, roof, and interior conditions.

Repairs flagged

• Major siding — Severe damage and peeling
• Major roof — Visible damage to shingles
• Major exterior paint — Peeling and deteriorating
• Major interior paint — Peeling and deteriorating
• Major bathroom fixtures — Dirty and outdated
• Major kitchen cabinets — Outdated and worn
• Major HVAC system — No visible signs of recent maintenance

Value-add opportunities

• Both exterior paint — Enhances curb appeal and property value
• Both roof repair — Critical for structural integrity and safety
• Both HVAC system replacement — Improves comfort and energy efficiency
• Both kitchen and bathroom updates — Modernizes spaces and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe damage and peeling	Major	$15,000–50,000
roof · Visible damage to shingles	Major	$15,000–50,000
exterior paint · Peeling and deteriorating	Major	$15,000–50,000
interior paint · Peeling and deteriorating	Major	$15,000–50,000
bathroom fixtures · Dirty and outdated	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
HVAC system · No visible signs of recent maintenance	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and property value ↑
• Both roof repair — Critical for structural integrity and safety ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑
• Both kitchen and bathroom updates — Modernizes spaces and increases appeal ↑

ⓘ 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: Talladega County
• NCES district ID: 0103180
• Math proficiency: 15% ▼ -24.00%
• Reading proficiency: 44% ▲ 3.00%
• Median HH income: $37,715
• Composite: 24.5/100
• National rank: #7650
• State rank: #75 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

• 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

• 2026-02-11 Listed $114,000 Greater Alabama MLS