409 Magnolia Ave · Saks, AL 36201

$49,900

3 bd · 2.0 ba · 1,302 sqft · SingleFamily public records · 3 Days on market

Built 1939 8,712 sqft lot

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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
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention investors and flippers! This property is bursting with opportunity and ready for your vision. Featuring 3 generously sized bedrooms and 2 full bathrooms, each with a convenient tub/shower combination, this home offers a solid foundation for your next renovation project. Step inside to discover an open-concept living area that flows seamlessly into the kitchen, creating a layout that today's buyers love. A dedicated laundry room, adds everyday convenience and value. Don't miss your chance to transform this hidden gem into something truly special!

Key facts

• 8,712 sq ft lot
• Built 1939
• Listed 2 days

Tags

• OPEN-CONCEPT LIVING AREA
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Residential property (not new construction)
• HOA & community: No homeowners association; Subdivision: Anniston City

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Built in 1939
• Construction: 1,471 square feet living area
• Exterior features: Public water; Septic tank sewer

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall furnace heating; Multiple window air conditioning units (2+)
• Interior features: Total of 10 rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Cap rate 19.1% vs local median 5.4% in Saks — 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 56/100 on livability (#413 in AL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, employment D, amenities 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: Saks Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 459 students, 86% FRL); Saks Middle School (math 8% / reading 38%, grade F, #176 of 257 statewide, top 70%, 301 students, 86% FRL); Saks High School (math 12% / reading 17%, grade F, #220 of 305 statewide, top 77%, 340 students, 77% FRL) — zoned schools average 83% FRL vs 49% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP; 3 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; 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 2.22% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.60%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $131,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4110 Skyline Dr	0.34mi	3/2.0	1,285 (-1%)	2mo	$160,000	$125	81
2921 Walnut Ave	0.63mi	3/2.0	1,314 (+1%)	1mo	$28,000	$21	68
326 W 41st St	0.24mi	3/1.0	1,387 (+6%)	8mo	$125,000	$90	67
4108 Saks Rd	0.32mi	3/1.0	1,172 (-10%)	2mo	$139,500	$119	63
1033 W 33rd St	0.53mi	3/1.0	1,242 (-5%)	1mo	$99,000	$80	63
314 W 41st St	0.24mi	3/1.0	1,489 (+14%)	2mo	$150,000	$101	59
118 W 35th St	0.35mi	2/1.0 (-1)	1,216 (-7%)	8mo	$88,000	$72	57
3904 Calhoun Ave	0.48mi	3/1.0	1,204 (-8%)	5mo	$161,700	$134	57
4030 Ridge Dr	0.26mi	2/1.0 (-1)	1,115 (-14%)	6mo	$119,000	$107	50
4100 Bryan Ave	0.48mi	3/1.0	1,132 (-13%)	3mo	$86,000	$76	49
3014 Walnut Ave	0.54mi	3/1.5	1,150 (-12%)	10mo	$144,500	$126	45
3912 Cross St N	0.63mi	2/1.0 (-1)	1,143 (-12%)	9mo	$67,000	$59	34

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: 42.8%
• Equity multiple: 2.84×
• Total profit: $25,747
• Equity at exit: $7,440

10-year hold

• IRR: 48.9%
• Equity multiple: 5.73×
• Total profit: $66,031
• Equity at exit: $4,314

Cash invested: $13,972 (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 36201

• Active inventory: 73
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $531

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 47%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
305 Dogwood Ave Anniston, AL	3.0	2.0	1015	$1,100	$1.08	43d	1	0.12mi
323 W 22nd St Anniston, AL	2.0	1.0	1194	$950	$0.80	43d	1	1.38mi
2117 Moore Ave Unit NA Anniston, AL	2.0	1.0	1102	$1,385	$1.26	43d	1	1.44mi

Listing history 4 events

1. 2026-06-19
   days on market $49,900 Active 3 DOM
2. 2026-06-18
   days on market $49,900 Active 2 DOM
3. 2026-06-17
   remarks 561-char remark
4. 2026-06-17
   listed $49,900 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,303
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,452
• Taxable income: $5,930
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $4,948/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: 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 — Saks

• Score: 56/100
• State rank: #413
• US rank: #22683

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saks, AL
• City population: 11,172
• Population (ZIP): 17,406

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 47% Black 46% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 2% Slovak 1% Scandinavian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% 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: ▼ -78.92%
• Current HPI: 59.1512
• 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

• 2026-06-16 Listed $49,900 VMLS