208 Pine St · Mignon, AL 35150

$109,900

3 bd · 1.0 ba · 1,509 sqft · SingleFamily public records · 116 Days on market

Built 1920 6,969 sqft lot Est $195k · 44% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A vintage Doll House!!! This one has so much history; many many memories have been made here!! So much to love, and a Home to make new memories! see for yourself but HURRY!

Key facts

• 6,969 sq ft lot
• Built 1920
• Listed 116 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#400 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $760 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 116 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $92k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 37% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,009 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $194,661
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Oak St	0.09mi	2/2.0 (-1)	1,600 (+6%)	5mo	$136,000	$85	72
423 Odens Mill Rd	0.75mi	4/2.0 (+1)	1,488 (-1%)	7mo	$200,000	$134	48
1006 5th Pl	0.53mi	3/2.0	1,290 (-14%)	23mo	$166,500	$129	28
130 Twin St	0.64mi	2/2.0 (-1)	1,344 (-11%)	18mo	$84,000	$63	28

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: -6.1%
• Equity multiple: 0.77×
• Total profit: $-7,025
• Equity at exit: $16,386

10-year hold

• IRR: 3.6%
• Equity multiple: 1.26×
• Total profit: $8,038
• Equity at exit: $9,502

Cash invested: $30,772 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,332 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $168

Break-even live

Break-even rent $1,120

Max offer price $109,900

Occupancy floor 82%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 N Cannon Ave Sylacauga, AL	4.0	2.0	1540	$1,350	$0.88	44d	1	0.84mi
123 Avondale Ave Sylacauga, AL	3.0	1.5	1316	$915	$0.70	44d	1	0.94mi
75 Cole Ln Sylacauga, AL	4.0	2.5	1936	$1,700	$0.88	44d	1	1.36mi
90 Cole Ln Sylacauga, AL	4.0	2.0	1238	$1,595	$1.29	44d	1	1.39mi

Listing history 16 events

1. 2023-03-08
   soldstatus $92,000
2. 2022-10-25
   soldstatus $92,000
3. 2022-10-21
   status Pending
4. 2022-10-11
   historical Contingent
5. 2022-10-06
   price $109,900
6. 2022-09-27
   price $104,900
7. 2022-09-17
   status Active
8. 2022-09-16
   historical Contingent
9. 2022-09-06
   status Active
10. 2022-08-08
    historical Contingent
11. 2022-06-27
    listed $114,900 Active
12. 2020-08-05
    soldstatus $66,200
13. 2020-07-31
    soldstatus $66,200 Sold 172-char remark

    Show marketing remark (172 chars)

    A vintage Doll House!!! This one has so much history; many many memories have been made here!! So much to love, and a Home to make new memories! see for yourself but HURRY!

14. 2020-07-24
    status Pending 172-char remark

    Show marketing remark (172 chars)

    A vintage Doll House!!! This one has so much history; many many memories have been made here!! So much to love, and a Home to make new memories! see for yourself but HURRY!

15. 2020-07-14
    historical Contingent 172-char remark

    Show marketing remark (172 chars)

    A vintage Doll House!!! This one has so much history; many many memories have been made here!! So much to love, and a Home to make new memories! see for yourself but HURRY!

16. 2020-06-16
    listed $66,500 Active 172-char remark

    Show marketing remark (172 chars)

    A vintage Doll House!!! This one has so much history; many many memories have been made here!! So much to love, and a Home to make new memories! see for yourself but HURRY!

ⓘ 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 A · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 37% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,987
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$3,197
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,923/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: 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 — Mignon

• Score: 57/100
• State rank: #400
• US rank: #22308

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mignon, AL
• 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

+38.3% since first listed

16 events — show timeline

• 2023-03-08 Sold (Public Records) $92,000 Public Records
• 2022-10-25 Sold (Public Records) $92,000 Public Records
• 2022-10-21 Pending — Greater Alabama MLS
• 2022-10-11 Contingent — Greater Alabama MLS
• 2022-10-06 Price Changed $109,900 Greater Alabama MLS
• 2022-09-27 Price Changed $104,900 Greater Alabama MLS
• 2022-09-17 Relisted — Greater Alabama MLS
• 2022-09-16 Contingent — Greater Alabama MLS
• 2022-09-06 Relisted — Greater Alabama MLS
• 2022-08-08 Contingent — Greater Alabama MLS
• 2022-06-27 Listed $114,900 Greater Alabama MLS
• 2020-08-05 Sold (Public Records) $66,200 Public Records
• 2020-07-31 Sold (MLS) $66,200 Greater Alabama MLS
• 2020-07-24 Pending — Greater Alabama MLS
• 2020-07-14 Contingent — Greater Alabama MLS
• 2020-06-16 Listed $66,500 Greater Alabama MLS

Property tax history

+9.2%/yr

Latest (2025): $201 · -10.0% YoY. Source: county tax records.