32 Millhaven Ave · Mignon, AL 35150

$89,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily public records · 232 Days on market

Built 1915 9,147 sqft lot $60/sqft · 7% below area Est $97k · 7% 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 +10.7/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Don't miss out on an 'Instant Equity' play—this home is priced to sell well below recent comps! Ideal for savvy investors, or first-time home buyers. The potential for excellent cash flow is clear at this entry price. The seller is motivated and seeks a quick, 30-day closing, making this a truly turn-key investment. This cozy house in Sylacauga features washer/dryer connections, a covered front porch perfect for enjoying the outdoors, granite kitchen counters, and a spacious layout for comfortable living. Located on a dead-end street, this home offers a peaceful retreat for you to relax and unwind!

Key facts

• Covered front porch
• Spacious layout
• 9,147 sq ft lot

Tags

• WASHER DRYER CONNECTIONS
• COVERED FRONT PORCH
• GRANITE KITCHEN COUNTERS
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (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: 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 $622 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 $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $26k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 40% 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 $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 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 1915 — 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: 1.29% ✓
• Cap rate: 11.24%
• Cash-on-cash: 17.66%
• DSCR: 1.79
• GRM: 6.5

CMA / ARV

• ARV (median comp): $96,811
• List price: $89,900
• Delta: -7.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 Oak St	0.45mi	2/2.0 (-1)	1,600 (+7%)	5mo	$136,000	$85	55
130 Twin St	0.13mi	2/2.0 (-1)	1,344 (-10%)	18mo	$84,000	$63	52
83 Division St	0.38mi	3/1.0	1,338 (-11%)	17mo	$5,000	$4	50

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,101
• Equity at exit: $13,404

10-year hold

• IRR: 10.8%
• Equity multiple: 1.84×
• Total profit: $21,267
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$37
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $245

Break-even live

Break-even rent $848

Max offer price $89,900

Occupancy floor 74%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	1	0.97mi
123 Avondale Ave Sylacauga, AL	3.0	1.5	1316	$915	$0.70	43d	1	1.12mi

Listing history 27 events

1. 2026-06-19
   days on market $89,900 Active 232 DOM
2. 2026-06-18
   days on market $89,900 Active 231 DOM
3. 2026-06-17
   days on market $89,900 Active 230 DOM
4. 2026-06-16
   days on market $89,900 Active 229 DOM
5. 2026-06-15
   days on market $89,900 Active 228 DOM
6. 2026-06-14
   days on market $89,900 Active 226 DOM
7. 2026-06-13
   days on market $89,900 Active 225 DOM
8. 2026-06-10
   days on market $89,900 Active 223 DOM
9. 2026-06-09
   days on market $89,900 Active 222 DOM
10. 2026-06-08
    days on market $89,900 Active 221 DOM
11. 2026-06-07
    days on market $89,900 Active 220 DOM
12. 2026-06-05
    days on market $89,900 Active 217 DOM
13. 2026-06-03
    days on market $89,900 Active 216 DOM
14. 2026-06-02
    days on market $89,900 Active 215 DOM
15. 2026-06-01
    days on market $89,900 Active 214 DOM
16. 2026-05-31
    days on market $89,900 Active 213 DOM
17. 2026-05-30
    days on market $89,900 Active 212 DOM
18. 2026-03-08
    price $89,900 611-char remark

    Show marketing remark (611 chars)

    Don't miss out on an 'Instant Equity' play—this home is priced to sell well below recent comps! Ideal for savvy investors, or first-time home buyers. The potential for excellent cash flow is clear at this entry price. The seller is motivated and seeks a quick, 30-day closing, making this a truly turn-key investment. This cozy house in Sylacauga features washer/dryer connections, a covered front porch perfect for enjoying the outdoors, granite kitchen counters, and a spacious layout for comfortable living. Located on a dead-end street, this home offers a peaceful retreat for you to relax and unwind!

19. 2026-02-11
    price $99,900 611-char remark

    Show marketing remark (611 chars)

    Don't miss out on an 'Instant Equity' play—this home is priced to sell well below recent comps! Ideal for savvy investors, or first-time home buyers. The potential for excellent cash flow is clear at this entry price. The seller is motivated and seeks a quick, 30-day closing, making this a truly turn-key investment. This cozy house in Sylacauga features washer/dryer connections, a covered front porch perfect for enjoying the outdoors, granite kitchen counters, and a spacious layout for comfortable living. Located on a dead-end street, this home offers a peaceful retreat for you to relax and unwind!

20. 2026-01-11
    price $109,900 611-char remark

    Show marketing remark (611 chars)

    Don't miss out on an 'Instant Equity' play—this home is priced to sell well below recent comps! Ideal for savvy investors, or first-time home buyers. The potential for excellent cash flow is clear at this entry price. The seller is motivated and seeks a quick, 30-day closing, making this a truly turn-key investment. This cozy house in Sylacauga features washer/dryer connections, a covered front porch perfect for enjoying the outdoors, granite kitchen counters, and a spacious layout for comfortable living. Located on a dead-end street, this home offers a peaceful retreat for you to relax and unwind!

21. 2025-10-30
    listed $115,900 Active 611-char remark

    Show marketing remark (611 chars)

    Don't miss out on an 'Instant Equity' play—this home is priced to sell well below recent comps! Ideal for savvy investors, or first-time home buyers. The potential for excellent cash flow is clear at this entry price. The seller is motivated and seeks a quick, 30-day closing, making this a truly turn-key investment. This cozy house in Sylacauga features washer/dryer connections, a covered front porch perfect for enjoying the outdoors, granite kitchen counters, and a spacious layout for comfortable living. Located on a dead-end street, this home offers a peaceful retreat for you to relax and unwind!

22. 2021-09-09
    soldstatus $101,000
23. 2021-09-03
    soldstatus $101,000 147-char remark

    Show marketing remark (147 chars)

    Check this property in Sylacauga with 3 beds, 2 bath, newly renovated granite counters, luxury flooring throughout, a covered porch and a flat lot!

24. 2021-07-02
    listed $101,000 147-char remark

    Show marketing remark (147 chars)

    Check this property in Sylacauga with 3 beds, 2 bath, newly renovated granite counters, luxury flooring throughout, a covered porch and a flat lot!

25. 2020-12-08
    soldstatus $28,000 Sold
26. 2020-11-23
    status Pending
27. 2020-10-28
    listed $31,500 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: $434 · $36/mo
• Projected year-2 tax: $434 · $36/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 8/10 Severe FEMA zone A · 99% 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 40% 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: $13,908
• − Mortgage interest: −$5,036
• − Property taxes: −$434
• − Insurance: −$1,952
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$2,615
• Taxable income: $1,645
• Est. tax owed @ 24.0%: −$395
• After-tax cash flow: $2,548/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

+185.4% since first listed

10 events — show timeline

• 2026-03-08 Price Changed $89,900 Greater Alabama MLS
• 2026-02-11 Price Changed $99,900 Greater Alabama MLS
• 2026-01-11 Price Changed $109,900 Greater Alabama MLS
• 2025-10-30 Listed $115,900 Greater Alabama MLS
• 2021-09-09 Sold (Public Records) $101,000 Public Records
• 2021-09-03 Sold (MLS) $101,000 Greater Alabama MLS
• 2021-07-02 Listed $101,000 Greater Alabama MLS
• 2020-12-08 Sold (MLS) $28,000 Greater Alabama MLS
• 2020-11-23 Pending — Greater Alabama MLS
• 2020-10-28 Listed $31,500 Greater Alabama MLS

Property tax history

+6.4%/yr

Latest (2025): $434 · +0.0% YoY. Source: county tax records.