809 Cedar Springs Rd · Weaver, AL 36277

$69,900

3 bd · 2.0 ba · 900 sqft · Manufactured · 74 Days on market

Built 1978 Fair condition 0.49 ac lot $78/sqft · 14% below area Est $82k · 14% under ↓ 6% 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
• ARV discount +13.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom 2 bath home sits on a spacious half acre lot and offers both comfort and opportunity. Recently updated shower kits add a fresh touch to the bathrooms, while the layout provides functionality for everyday living. Whether you are looking for a place to call home or a solid rental investment, this property checks the boxes. Enjoy a great backyard perfect for relaxing, entertaining, or future possibilities. The two car carport provides convenient covered parking. Enjoy the convenience of covered parking and a covered front and back porch. Located in Weaver and just 10 minutes from Jacksonville State University, this home offers both peaceful surroundings and easy access to nearby amenities. New survey available.

Key facts

• Two car carport
• 0.49 acre lot
• 2 parking spots

Tags

• SPACIOUS HALF ACRE LOT
• RECENTLY UPDATED SHOWER KITS
• TWO CAR CARPORT
• COVERED FRONT AND BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 6.6% in Weaver — 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 63/100 on livability (#195 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Calhoun County (rural): math 19% / reading 49% proficiency, ranked #46 of 129 in AL (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weaver Elementary School (math 15% / reading 52%, grade F, #318 of 627 statewide, top 51%, 553 students, 73% FRL); Weaver High School (math 11% / reading 40%, grade F, #111 of 305 statewide, top 37%, 517 students, 67% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 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 $483 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% 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 1978 — 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. 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: 1.73% ✓
• Cap rate: 14.44%
• Cash-on-cash: 29.10%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

• ARV (median comp): $81,570
• List price: $69,900
• Delta: -14.31%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 1.97×
• Total profit: $18,916
• Equity at exit: $10,422

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $55,465
• Equity at exit: $6,044

Cash invested: $19,572 (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 36277

• Home prices YoY: -17.7%
• Active inventory: 31
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,212 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $475

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 56%

Sensitivity live

Price	-10% $523	-5% $499	+0% $475	+5% $450	+10% $426
Rent	-10% $379	-5% $427	+0% $475	+5% $522	+10% $570
Rate	-1.0pp $510	-0.5pp $492	base $475	+0.5pp $456	+1.0pp $438

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $69,900 Active 74 DOM
2. 2026-06-19
   days on market $69,900 Active 72 DOM
3. 2026-06-18
   days on market $69,900 Active 71 DOM
4. 2026-06-17
   days on market $69,900 Active 70 DOM
5. 2026-06-16
   days on market $69,900 Active 69 DOM
6. 2026-06-15
   days on market $69,900 Active 68 DOM
7. 2026-06-14
   days on market $69,900 Active 66 DOM
8. 2026-06-13
   days on market $69,900 Active 65 DOM
9. 2026-06-10
   days on market $69,900 Active 63 DOM
10. 2026-06-09
    days on market $69,900 Active 62 DOM
11. 2026-06-08
    days on market $69,900 Active 61 DOM
12. 2026-06-07
    days on market $69,900 Active 60 DOM
13. 2026-06-05
    days on market $69,900 Active 57 DOM
14. 2026-06-03
    days on market $69,900 Active 56 DOM
15. 2026-06-03
    price $69,900 Active 55 DOM
16. 2026-06-02
    days on market $74,900 Active 55 DOM
17. 2026-06-01
    days on market $74,900 Active 54 DOM
18. 2026-05-31
    days on market $74,900 Active 53 DOM
19. 2026-05-30
    days on market $74,900 Active 52 DOM
20. 2026-05-06
    price $74,900 732-char remark

    Show marketing remark (732 chars)

    This 3 bedroom 2 bath home sits on a spacious half acre lot and offers both comfort and opportunity. Recently updated shower kits add a fresh touch to the bathrooms, while the layout provides functionality for everyday living. Whether you are looking for a place to call home or a solid rental investment, this property checks the boxes. Enjoy a great backyard perfect for relaxing, entertaining, or future possibilities. The two car carport provides convenient covered parking. Enjoy the convenience of covered parking and a covered front and back porch. Located in Weaver and just 10 minutes from Jacksonville State University, this home offers both peaceful surroundings and easy access to nearby amenities. New survey available.

21. 2026-04-08
    listed $79,900 Active 732-char remark

    Show marketing remark (732 chars)

    This 3 bedroom 2 bath home sits on a spacious half acre lot and offers both comfort and opportunity. Recently updated shower kits add a fresh touch to the bathrooms, while the layout provides functionality for everyday living. Whether you are looking for a place to call home or a solid rental investment, this property checks the boxes. Enjoy a great backyard perfect for relaxing, entertaining, or future possibilities. The two car carport provides convenient covered parking. Enjoy the convenience of covered parking and a covered front and back porch. Located in Weaver and just 10 minutes from Jacksonville State University, this home offers both peaceful surroundings and easy access to nearby amenities. New survey available.

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 19 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: $14,546
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$2,033
• Taxable income: $4,872
• Est. tax owed @ 24.0%: −$1,169
• After-tax cash flow: $4,525/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 · 13 photos

Fair 45/100 Moderate rehab

This 3-bedroom, 2-bath home on a spacious half-acre lot requires significant repairs and maintenance to improve its condition and value. The roof, exterior siding, interior walls, and HVAC system are in poor condition, and the landscaping and curb appeal are in need of attention. Upgrading these areas can significantly increase the home's resale and rental value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding and paint show significant wear and tear.
• Major interior walls/paint — The interior walls and paint show significant wear and tear.
• Major bathrooms — The bathrooms appear to be in poor condition, with visible wear and tear.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible wear and tear.
• Major landscaping — The landscaping and curb appeal appear to be in poor condition, with overgrown vegetation and lack of maintenance.

Value-add opportunities

• Resale paint exterior — Painting the exterior can significantly improve the home's curb appeal and resale value.
• Resale paint interior — Painting the interior can improve the home's appearance and resale value.
• Resale repair roof — Repairing the roof can improve the home's structural integrity and resale value.
• Resale repair HVAC — Repairing the HVAC system can improve the home's comfort and energy efficiency, increasing its resale value.
• Resale landscaping — Landscaping can improve the home's curb appeal and resale value.
• Resale update bathrooms — Updating the bathrooms can improve the home's appearance and resale value.
• Rental update HVAC — Updating the HVAC system can improve the home's comfort and energy efficiency, increasing its rental value.
• Rental update exterior — Updating the exterior can improve the home's curb appeal and rental value.
• Rental update interior — Updating the interior can improve the home's appearance and rental value.
• Rental update landscaping — Updating the landscaping can improve the home's curb appeal and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding and paint show significant wear and tear.	Major	$15,000–50,000
interior walls/paint · The interior walls and paint show significant wear and tear.	Major	$15,000–50,000
bathrooms · The bathrooms appear to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
landscaping · The landscaping and curb appeal appear to be in poor condition, with overgrown vegetation and lack of maintenance.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale paint exterior — Painting the exterior can significantly improve the home's curb appeal and resale value. ↑
• Resale paint interior — Painting the interior can improve the home's appearance and resale value. ↑
• Resale repair roof — Repairing the roof can improve the home's structural integrity and resale value. ↑
• Resale repair HVAC — Repairing the HVAC system can improve the home's comfort and energy efficiency, increasing its resale value. ↑
• Resale landscaping — Landscaping can improve the home's curb appeal and resale value. ↑
• Resale update bathrooms — Updating the bathrooms can improve the home's appearance and resale value. ↑
• Rental update HVAC — Updating the HVAC system can improve the home's comfort and energy efficiency, increasing its rental value. ↑
• Rental update exterior — Updating the exterior can improve the home's curb appeal and rental value. ↑
• Rental update interior — Updating the interior can improve the home's appearance and rental value. ↑
• Rental update landscaping — Updating the landscaping can improve the home's curb appeal and rental value. ↑

ⓘ 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: Calhoun County
• NCES district ID: 0100540
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 49% ▬ 0.00%
• Median HH income: $44,891
• Composite: 28.91/100
• National rank: #6635
• State rank: #46 of 129 in AL

Livability — Weaver

• Score: 63/100
• State rank: #195
• US rank: #15696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,153
• Population (ZIP): 5,153

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 (76%)
• Race & ethnicity: White 76% Black 16% Hispanic / Latino 5% Two or more races 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Italian 3% Portuguese 2% Slovak 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 97% 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: ▼ -41.96%
• Current HPI: 195.0725
• 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

-6.3% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $74,900 Greater Alabama MLS
• 2026-04-08 Listed $79,900 Greater Alabama MLS