12 S Christine Ave · Anniston, AL 36207

$22,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 141 Days on market

Built 1920 3,049 sqft lot $29/sqft · 59% below area ↓ 12% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

ATTENTION ALL INVESTORS. PARTIALLY REMODELED HOME WITH LITTLE WORK LEFT. HOME FEATURES ALL NEW PLUMBING, AND ELECTRICAL. FENCED IN BACK YARD AND STORAGE SHED. SPACIOUS 2 BEDROOM 1 BATH HOME WOULD MAKE GREAT RENTAL PROPERTY LOCATED IN THE HEART OF ANNISTON. HOSPITAL AND DR'S OFFICES LOCATED NEARBY. CALL TODAY FOR YOUR SHOWING!

Key facts

• New plumbing
• Storage shed
• New electrical

Tags

• PARTIALLY REMODELED HOME
• NEW PLUMBING
• NEW ELECTRICAL
• FENCED IN BACK YARD
• STORAGE SHED
• HOSPITAL NEARBY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($813 rent vs $22k).
• Recommended offer: $19k (12.0% below list) — sets the bar for market timing.
• Cap rate 34.1% 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: 124 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 135 units permitted in Calhoun County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($68k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $152 of loan paydown is wiped out by about $660 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 $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($19k) 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→23/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $19,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 141 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: 3.69% ✓
• Cap rate: 34.10%
• Cash-on-cash: 99.33%
• DSCR: 5.42
• GRM: 2.3

CMA / ARV

• ARV (median comp): $53,545
• List price: $22,000
• Delta: -58.91%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.69×
• Total profit: $28,910
• Equity at exit: $3,280

10-year hold

• IRR: —
• Equity multiple: 11.88×
• Total profit: $66,990
• Equity at exit: $1,902

Cash invested: $6,160 (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 36207

• Home prices YoY: -23.7%
• Active inventory: 124
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$8 /mo · $91/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $510

Break-even live

Break-even rent $167

Max offer price $22,000

Occupancy floor 32%

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: $5,500
• Closing costs: $660
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Christine Ave Apt 16 Anniston, AL	1.0	1.0	700	$625	$0.89	43d	1	0.87mi
1525 E 9th St Anniston, AL	1.0	2.0	550	$700	$1.27	43d	1	1.06mi

Listing history 18 events

1. 2026-06-19
   days on market $22,000 Active 141 DOM
2. 2026-06-18
   days on market $22,000 Active 140 DOM
3. 2026-06-17
   days on market $22,000 Active 139 DOM
4. 2026-06-16
   days on market $22,000 Active 138 DOM
5. 2026-06-15
   days on market $22,000 Active 137 DOM
6. 2026-06-14
   days on market $22,000 Active 135 DOM
7. 2026-06-13
   days on market $22,000 Active 134 DOM
8. 2026-06-10
   days on market $22,000 Active 132 DOM
9. 2026-06-09
   days on market $22,000 Active 131 DOM
10. 2026-06-08
    days on market $22,000 Active 130 DOM
11. 2026-06-07
    days on market $22,000 Active 129 DOM
12. 2026-06-05
    days on market $22,000 Active 126 DOM
13. 2026-06-02
    days on market $22,000 Active 124 DOM
14. 2026-06-01
    days on market $22,000 Active 123 DOM
15. 2026-05-31
    days on market $22,000 Active 122 DOM
16. 2026-05-30
    days on market $22,000 Active 121 DOM
17. 2026-02-25
    price $22,000 327-char remark

    Show marketing remark (327 chars)

    ATTENTION ALL INVESTORS. PARTIALLY REMODELED HOME WITH LITTLE WORK LEFT. HOME FEATURES ALL NEW PLUMBING, AND ELECTRICAL. FENCED IN BACK YARD AND STORAGE SHED. SPACIOUS 2 BEDROOM 1 BATH HOME WOULD MAKE GREAT RENTAL PROPERTY LOCATED IN THE HEART OF ANNISTON. HOSPITAL AND DR'S OFFICES LOCATED NEARBY. CALL TODAY FOR YOUR SHOWING!

18. 2026-01-29
    listed $25,000 Active 327-char remark

    Show marketing remark (327 chars)

    ATTENTION ALL INVESTORS. PARTIALLY REMODELED HOME WITH LITTLE WORK LEFT. HOME FEATURES ALL NEW PLUMBING, AND ELECTRICAL. FENCED IN BACK YARD AND STORAGE SHED. SPACIOUS 2 BEDROOM 1 BATH HOME WOULD MAKE GREAT RENTAL PROPERTY LOCATED IN THE HEART OF ANNISTON. HOSPITAL AND DR'S OFFICES LOCATED NEARBY. CALL TODAY FOR YOUR SHOWING!

ⓘ 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: $91 · $8/mo
• Projected year-2 tax: $91 · $8/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 23 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,751
• − Mortgage interest: −$1,232
• − Property taxes: −$91
• − Insurance: −$110
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$640
• Taxable income: $6,118
• Est. tax owed @ 24.0%: −$1,468
• After-tax cash flow: $4,650/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
• County: Calhoun County · 71,763 people
• City population: 19,220
• Metro: Anniston-Oxford, AL
• Population (ZIP): 19,220
• Household income: $67,969
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 486.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 22% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Slovak 4% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -51.85%
• Current HPI: 166.6999
• Rent YoY: —
• Metro: Anniston-Oxford, AL
• 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

-12.0% since first listed

2 events — show timeline

• 2026-02-25 Price Changed $22,000 Greater Alabama MLS
• 2026-01-29 Listed $25,000 Greater Alabama MLS

Property tax history

+6.8%/yr

Latest (2025): $91 · +0.0% YoY. Source: county tax records.