1877 Old Sylacauga Hwy · Mignon, AL 35150

$110,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 171 Days on market

Built 1966 0.58 ac lot $62/sqft · 23% below area Est $143k · 23% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 snug brick charmer with room to stretch out and dreams ready to bloom! This roomy little brick home is being offered as a motivated sale, making it the perfect opportunity for someone who wants affordable comfort with solid bones. Generous living spaces, a cozy layout, and plenty of back patio space set the stage for your updates, your style, and your future. Bring us an offer and your vision! This place is ready!!

Key facts

• 0.58 acre lot
• Built 1966
• Listed 170 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% 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: 135 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 $761 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 36% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.50% ✓
• Cap rate: 13.42%
• Cash-on-cash: 25.45%
• DSCR: 2.13
• GRM: 5.5

CMA / ARV

• ARV (median comp): $142,732
• List price: $110,000
• Delta: -22.93%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Cloverdale Dr	0.37mi	3/2.0	1,554 (-12%)	12mo	$117,000	$75	53
200 Shaw Ln	0.67mi	3/2.0	1,612 (-9%)	9mo	$115,000	$71	47

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: 15.8%
• Equity multiple: 1.63×
• Total profit: $19,554
• Equity at exit: $16,401

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $65,160
• Equity at exit: $9,511

Cash invested: $30,800 (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: 135
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $587

Break-even live

Break-even rent $912

Max offer price $110,000

Occupancy floor 60%

Sensitivity live

Price	-10% $649	-5% $618	+0% $587	+5% $556	+10% $525
Rent	-10% $456	-5% $522	+0% $587	+5% $652	+10% $718
Rate	-1.0pp $642	-0.5pp $615	base $587	+0.5pp $558	+1.0pp $529

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Cole Ln Sylacauga, AL	4.0	2.5	1936	$1,700	$0.88	44d	1	1.43mi
90 Cole Ln Sylacauga, AL	4.0	2.0	1238	$1,595	$1.29	44d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $110,000 Active 171 DOM
2. 2026-06-19
   days on market $110,000 Active 169 DOM
3. 2026-06-18
   days on market $110,000 Active 168 DOM
4. 2026-06-17
   days on market $110,000 Active 167 DOM
5. 2026-06-16
   days on market $110,000 Active 166 DOM
6. 2026-06-15
   days on market $110,000 Active 165 DOM
7. 2026-06-14
   days on market $110,000 Active 163 DOM
8. 2026-06-13
   days on market $110,000 Active 162 DOM
9. 2026-06-10
   days on market $110,000 Active 160 DOM
10. 2026-06-09
    days on market $110,000 Active 159 DOM
11. 2026-06-08
    days on market $110,000 Active 158 DOM
12. 2026-06-07
    days on market $110,000 Active 157 DOM
13. 2026-06-05
    days on market $110,000 Active 154 DOM
14. 2026-06-03
    days on market $110,000 Active 153 DOM
15. 2026-06-02
    days on market $110,000 Active 152 DOM
16. 2026-06-01
    days on market $110,000 Active 151 DOM
17. 2026-05-31
    days on market $110,000 Active 150 DOM
18. 2026-05-30
    days on market $110,000 Active 149 DOM
19. 2026-01-20
    price $110,000 420-char remark

    Show marketing remark (420 chars)

    A snug brick charmer with room to stretch out and dreams ready to bloom! This roomy little brick home is being offered as a motivated sale, making it the perfect opportunity for someone who wants affordable comfort with solid bones. Generous living spaces, a cozy layout, and plenty of back patio space set the stage for your updates, your style, and your future. Bring us an offer and your vision! This place is ready!!

20. 2026-01-01
    listed $115,000 Active 420-char remark

    Show marketing remark (420 chars)

    A snug brick charmer with room to stretch out and dreams ready to bloom! This roomy little brick home is being offered as a motivated sale, making it the perfect opportunity for someone who wants affordable comfort with solid bones. Generous living spaces, a cozy layout, and plenty of back patio space set the stage for your updates, your style, and your future. Bring us an offer and your vision! This place is ready!!

21. 2025-04-16
    price $120,000
22. 2020-10-22
    soldstatus $116,500
23. 2020-10-19
    soldstatus $116,500 Sold
24. 2020-09-17
    historical Contingent
25. 2020-07-25
    listed $119,900 Active
26. 2019-12-01
    soldstatus $34,000 Sold
27. 2019-10-24
    status Pending
28. 2019-10-07
    listed $19,900 Active

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $451 · $38/mo
• Expected delta: +$74/yr (+$6/mo · 19.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $19,859
• − Mortgage interest: −$6,162
• − Property taxes: −$377
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$3,200
• Taxable income: $5,596
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,699/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

• 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

+452.8% since first listed

10 events — show timeline

• 2026-01-20 Price Changed $110,000 Greater Alabama MLS
• 2026-01-01 Listed $115,000 Greater Alabama MLS
• 2025-04-16 Price Changed $120,000 Greater Alabama MLS
• 2020-10-22 Sold (Public Records) $116,500 Public Records
• 2020-10-19 Sold (MLS) $116,500 Greater Alabama MLS
• 2020-09-17 Contingent — Greater Alabama MLS
• 2020-07-25 Listed $119,900 Greater Alabama MLS
• 2019-12-01 Sold (MLS) $34,000 Greater Alabama MLS
• 2019-10-24 Pending — Greater Alabama MLS
• 2019-10-07 Listed $19,900 Greater Alabama MLS

Property tax history

+4.5%/yr

Latest (2025): $377 · +0.0% YoY. Source: county tax records.