118 Western Ave · Sylacauga, AL 35150

$154,900

4 bd · 2.0 ba · 1,729 sqft · SingleFamily public records · 34 Days on market

Built 1917 0.67 ac lot Est $168k · 8% under ↓ 17% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +10.9/15.0
• Cash flow +9.8/30.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

Key facts

• Unfinished basement
• Large kitchen
• Storage buildings

Tags

• LARGE KITCHEN
• UNFINISHED BASEMENT
• DETACHED METAL CARPORT
• STORAGE BUILDINGS
• KOHLER GENERATOR
• SYLACAUGA CITY SCHOOL DISTRICT

Property features AI

Finance

• Financial info: Monthly garbage fee ($17)
• HOA & community: No association fee

Exterior

• Parking: Detached parking; Driveway parking; Off-street uncovered parking; Parking on multiple levels (MLevel); One carport space
• Utilities: Public water; Connected sewer; Gas water heater; Internet available via Sylacauga Utilities or Spectrum
• Home design: Existing construction; Siding vinyl exterior; Basement foundation; Full unfinished basement (concrete block)
• Construction: Vinyl siding; Basement foundation; Full basement constructed of concrete block
• Exterior features: Storage building; Interior lot with some trees; City view

Interior

• Kitchen: Eating area with pantry; Laminate countertops; Dishwasher (built-in), gas oven, gas stove, refrigerator
• Bedrooms: Master bedroom on main level; Additional bedrooms on main level and one bedroom on upper level
• Flooring: Hardwood; Hardwood under carpet; Hardwood laminate
• Bathrooms: Two full bathrooms; Each bathroom includes a tub/shower combo; Linen closet
• Heating & cooling: Central heating; Central cooling; Ceiling fans; Programmable thermostat
• Interior features: 9 ft. + ceilings; French doors; Handyman special; All window treatments remain; Electric masonry fireplace in the living room; Hardwood and hardwood-under-carpet flooring; hardwood laminate
• Laundry & utility: Main-level laundry room; Washer hookup and electric dryer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (26.9% below list).
• Recommended offer: $113k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.3% in Sylacauga — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: crime F, amenities F, commute F.
• Sylacauga City (town): math 20% / reading 45% proficiency, ranked #63 of 129 in AL (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Indian Valley Elementary School (553 students, 66% FRL); Sylacauga High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 677 students, 63% FRL) — zoned schools average 64% FRL vs 50% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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 34 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 50% 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 $113,214 (26.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.78%
• DSCR: 0.88
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $167,713
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 S Cannon Ave	0.25mi	3/2.0 (-1)	1,696 (-2%)	6mo	$173,000	$102	75
205 S Norton Ave	0.38mi	3/2.0 (-1)	1,831 (+6%)	11mo	$194,000	$106	58
105 S Bolton Ave	0.62mi	3/2.0 (-1)	1,650 (-5%)	3mo	$145,000	$88	56
917 W Park St	0.60mi	3/2.0 (-1)	1,605 (-7%)	0mo	$192,900	$120	55
204 Sara Lynn Dr	0.66mi	4/2.0	1,620 (-6%)	6mo	$140,000	$86	53
418 Allen Dr	0.45mi	4/2.0	1,954 (+13%)	6mo	$190,000	$97	53
309 & 311 S Main Ave	0.65mi	3/1.0 (-1)	1,775 (+3%)	8mo	$40,000	$23	49
908 Heritage Dr	0.62mi	3/2.0 (-1)	1,850 (+7%)	6mo	$216,000	$117	49
512 W Coosa St	0.53mi	3/2.0 (-1)	1,852 (+7%)	11mo	$65,000	$35	49
500 Oakland Ave	0.73mi	3/2.0 (-1)	1,507 (-13%)	9mo	$84,800	$56	32
306 Main Ave	0.67mi	3/2.0 (-1)	1,968 (+14%)	14mo	$27,500	$14	29
904 Heritage Dr	0.65mi	3/2.0 (-1)	1,499 (-13%)	16mo	$205,000	$137	29

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: -21.0%
• Equity multiple: 0.27×
• Total profit: $-31,529
• Equity at exit: $23,096

10-year hold

• IRR: -14.4%
• Equity multiple: 0.17×
• Total profit: $-35,813
• Equity at exit: $13,393

Cash invested: $43,372 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-100

Break-even live

Break-even rent $1,259

Max offer price $137,152

Occupancy floor —

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Avondale Ave Sylacauga, AL	3.0	1.5	1316	$915	$0.70	43d	1	0.50mi
307 N Cannon Ave Sylacauga, AL	4.0	2.0	1540	$1,350	$0.88	43d	1	0.59mi

Listing history 31 events

1. 2026-06-19
   days on market $154,900 Active 34 DOM
2. 2026-06-18
   days on market $154,900 Active 33 DOM
3. 2026-06-17
   days on market $154,900 Active 32 DOM
4. 2026-06-16
   days on market $154,900 Active 31 DOM
5. 2026-06-15
   days on market $154,900 Active 30 DOM
6. 2026-06-14
   days on market $154,900 Active 28 DOM
7. 2026-06-12
   days on market $154,900 Active 27 DOM
8. 2026-06-09
   days on market $154,900 Active 24 DOM
9. 2026-06-08
   days on market $154,900 Active 23 DOM
10. 2026-06-07
    days on market $154,900 Active 22 DOM
11. 2026-06-07
    days on market $154,900 Active 21 DOM
12. 2026-06-04
    days on market $154,900 Active 18 DOM
13. 2026-06-02
    days on market $154,900 Active 17 DOM
14. 2026-06-01
    days on market $154,900 Active 16 DOM
15. 2026-05-31
    days on market $154,900 Active 15 DOM
16. 2026-05-31
    days on market $154,900 Active 14 DOM
17. 2026-05-16
    listed $154,900 Active
18. 2026-03-04
    price $155,000
19. 2025-10-23
    price $157,500
20. 2025-08-12
    price $158,500
21. 2025-06-12
    price $163,500
22. 2025-06-04
    price $165,500
23. 2024-05-10
    soldstatus $140,000
24. 2024-04-26
    soldstatus $140,000 Sold 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

25. 2024-03-18
    price $140,000 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

26. 2024-03-18
    historical Contingent 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

27. 2024-03-07
    price $159,900 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

28. 2024-03-01
    price $169,500 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

29. 2024-02-08
    price $179,500 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

30. 2024-02-03
    listed $185,900 Active 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

31. 2024-01-25
    historical $185,900 816-char remark

    Show marketing remark (816 chars)

    Step into the allure of this enchanting 1917 built home that seamlessly blends vintage charm with modern comforts. 4 bedroom, 2 bathroom gem is a true embodiment of classic beauty. The kitchen boasts newer appliances, a stylish gas stove, and sleek Corian countertops. Enjoy the convenience of a whole house generator, ensuring uninterrupted power supply, and a Vivid Alarm System for enhanced security. Step outside to find 3 storage buildings providing ample space for your belongings. The charm extends beyond the walls, creating a harmonious balance of indoor and outdoor living. Situated just 3 blocks from the hospital and in the heart of town, this residence offers the perfect blend of convenience and tranquility. Embrace the opportunity to make this charming house yours. Schedule your appointment today!!!

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 7/10 Severe 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $13,586
• − Mortgage interest: −$8,677
• − Property taxes: −$1,416
• − Insurance: −$774
• − Repairs & maintenance: −$1,087
• − Management: −$1,087
• − Depreciation: −$4,506
• Taxable loss: −$3,962
• Est. tax savings @ 24.0%: +$951
• After-tax cash flow: $-255/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: Sylacauga City
• NCES district ID: 0103120
• Math proficiency: 20% ▼ -25.00%
• Reading proficiency: 45% ▲ 4.00%
• Median HH income: $33,900
• Composite: 26.64/100
• National rank: #7170
• State rank: #63 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

• Census place: Sylacauga, AL
• 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

-16.7% since first listed

15 events — show timeline

• 2026-05-16 Listed $154,900 Greater Alabama MLS
• 2026-03-04 Price Changed $155,000 Greater Alabama MLS
• 2025-10-23 Price Changed $157,500 Greater Alabama MLS
• 2025-08-12 Price Changed $158,500 Greater Alabama MLS
• 2025-06-12 Price Changed $163,500 Greater Alabama MLS
• 2025-06-04 Price Changed $165,500 Greater Alabama MLS
• 2024-05-10 Sold (Public Records) $140,000 Public Records
• 2024-04-26 Sold (MLS) $140,000 Greater Alabama MLS
• 2024-03-18 Price Changed $140,000 Greater Alabama MLS
• 2024-03-18 Contingent — Greater Alabama MLS
• 2024-03-07 Price Changed $159,900 Greater Alabama MLS
• 2024-03-01 Price Changed $169,500 Greater Alabama MLS
• 2024-02-08 Price Changed $179,500 Greater Alabama MLS
• 2024-02-03 Listed $185,900 Greater Alabama MLS
• 2024-01-25 Coming Soon $185,900 Greater Alabama MLS

Property tax history

+10.0%/yr

Latest (2025): $1,416 · +212.6% YoY. Source: county tax records.