801 Bonnie Dr · Weaver, AL 36277

$145,000

3 bd · 1.5 ba · 1,592 sqft · SingleFamily public records · 11 Days on market

Built 1961 0.53 ac lot Est $183k · 21% under

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Why this score? — see what drove the C 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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Weaver home situated on a spacious ½-acre lot! This 3-bedroom, 1.5-bath home offers comfortable living with beautiful hardwood and tile flooring throughout. Enjoy plenty of outdoor space for relaxing, entertaining, or gardening, all while being conveniently located near local amenities. A great opportunity for first-time buyers, downsizers, or investors!

Key facts

• Hardwood flooring
• Spacious lot
• Tile flooring

Tags

• SPACIOUS LOT
• HARDWOOD FLOORING
• TILE FLOORING
• OUTDOOR SPACE
• LOCAL AMENITIES

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway parking; One carport space
• Utilities: Public water; Connected sewer; Has internet service availability; Two or more water heaters
• Home design: Existing single-family home; Four-sided brick construction; Crawl space foundation
• Construction: 4-side brick exterior; Crawl space foundation
• Exterior features: Fenced yard; No pool; No patio, deck, or garden

Interior

• Kitchen: Tile countertops
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Hardwood floors; Tile floors
• Bathrooms: One full bathroom with tub/shower combo; One half bathroom
• Heating & cooling: Central heating (electric); Central cooling (electric)
• Interior features: Smooth ceilings; Hardwood and tile flooring; Attic present; Laundry room on main level (utilities in garage)
• Laundry & utility: Laundry room on main level; Electric dryer hookup; Utilities located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (2.1% below list).
• Recommended offer: $142k (2.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 6.6% in Weaver — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 30 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $141,936 (2.1% below list)

Questions for the listing agent

1. Built in 1961 — 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 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $183,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Ridge Dr	0.15mi	3/1.5	1,532 (-4%)	4mo	$148,000	$97	83
826 Parker Blvd	0.44mi	3/1.0	1,572 (-1%)	1mo	$183,000	$116	75
1102 Bonnie Dr	0.24mi	3/2.0	1,724 (+8%)	2mo	$174,900	$101	72
1009 Astor Ave	0.38mi	3/2.0	1,500 (-6%)	0mo	$198,000	$132	70
104 Main St	0.34mi	4/2.0 (+1)	1,661 (+4%)	0mo	$110,000	$66	70
512 Caroline Dr	0.64mi	3/2.0	1,590 (-0%)	8mo	$168,000	$106	61
409 Russell Ln	0.57mi	3/2.0	1,527 (-4%)	5mo	$179,000	$117	60
111 Crestview Dr	0.53mi	3/2.0	1,668 (+5%)	8mo	$234,900	$141	58
601 Parker Blvd	0.26mi	4/3.0 (+1)	1,689 (+6%)	11mo	$195,000	$115	58
805 Jacksonville St	0.16mi	4/2.0 (+1)	1,793 (+13%)	9mo	$185,000	$103	56
1509 Maple Dr	0.65mi	3/2.0	1,824 (+15%)	2mo	$175,000	$96	42
1034 Russell Dr	0.71mi	4/2.0 (+1)	1,492 (-6%)	15mo	$190,000	$127	37

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-9,505
• Equity at exit: $21,620

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $9,625
• Equity at exit: $12,537

Cash invested: $40,600 (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: 30
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,419 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$80 /mo · $962/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $220

Break-even live

Break-even rent $1,140

Max offer price $145,000

Occupancy floor 79%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-15
   statusdays on market $145,000 Pending 11 DOM
2. 2026-06-14
   days on market $145,000 Contingent 10 DOM
3. 2026-06-13
   statusdays on market $145,000 Contingent 9 DOM
4. 2026-06-10
   days on market $145,000 Active 7 DOM
5. 2026-06-09
   days on market $145,000 Active 6 DOM
6. 2026-06-08
   days on market $145,000 Active 5 DOM
7. 2026-06-07
   days on market $145,000 Active 4 DOM
8. 2026-06-03
   remarks 365-char remark
9. 2026-06-03
   listed $145,000 Active 1 DOM

ⓘ 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: $962 · $80/mo
• Projected year-2 tax: $962 · $80/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,032
• − Mortgage interest: −$8,122
• − Property taxes: −$962
• − Insurance: −$725
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,218
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,577/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 — 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

• Census place: Weaver, AL
• 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

1 event — show timeline

• 2026-06-03 Listed $145,000 Greater Alabama MLS

Property tax history

+2.7%/yr

Latest (2025): $962 · +0.0% YoY. Source: county tax records.