404 S Main Ave · Sylacauga, AL 35150

$12,000

2 bd · 1.0 ba · 1,087 sqft · SingleFamily · 103 Days on market

Built 1930 0.25 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handy man special owner will do some work, with a full price offer. Flip this house and put your own touches to make it a home you will cherish for years to come. Owner will assist with financing with small monthly payments. So you can rehab the home with ease. Opportunity to live worry free with no more renting or use this as a income driven start to your portfolio. MOTIVATED SELLER MAKE OFFER

Key facts

• 0.25 acre lot
• Built 1930
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $12k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $12k).
• Recommended offer: $11k (9.0% below list) — sets the bar for market timing.
• Cap rate 65.7% vs local median 4.3% in Sylacauga — 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 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: Sylacauga High School (math 22% / reading 32%, grade F, #90 of 305 statewide, top 35%, 677 students, 63% FRL).
• Market conditions: 134 active listings in the ZIP; 4 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; 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 $83 of loan paydown is wiped out by about $360 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($11k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $10,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 7.14% ✓
• Cap rate: 65.73%
• Cash-on-cash: 212.26%
• DSCR: 10.44
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $118,483
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Bay St	0.36mi	2/1.0	1,076 (-1%)	3mo	$60,000	$56	79
604 S Norton Ave	0.26mi	2/2.0	1,128 (+4%)	15mo	$68,500	$61	65
306 Darby Ave	0.52mi	3/1.0 (+1)	1,100 (+1%)	9mo	$165,000	$150	61
210 E Spring St	0.45mi	3/1.0 (+1)	1,070 (-2%)	18mo	$35,000	$33	57
209 Wetumpka St	0.22mi	3/1.5 (+1)	1,191 (+10%)	13mo	$130,000	$109	56
392 Crook Creek Rd	0.29mi	3/1.5 (+1)	1,195 (+10%)	14mo	$82,801	$69	51
412 W Walnut St	0.63mi	2/1.0	1,122 (+3%)	21mo	$122,000	$109	48
9 S Douglas Ave	0.59mi	2/2.0	1,226 (+13%)	11mo	$138,000	$113	38

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: —
• Equity multiple: 11.69×
• Total profit: $35,922
• Equity at exit: $1,789

10-year hold

• IRR: —
• Equity multiple: 24.83×
• Total profit: $80,074
• Equity at exit: $1,038

Cash invested: $3,360 (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: 1.2×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $594

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 26%

Sensitivity live

Price	-10% $603	-5% $598	+0% $594	+5% $590	+10% $586
Rent	-10% $527	-5% $560	+0% $594	+5% $628	+10% $662
Rate	-1.0pp $600	-0.5pp $597	base $594	+0.5pp $591	+1.0pp $588

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 E Clay St Sylacauga, AL	3.0	1.0	1000	$895	$0.90	44d	1	0.14mi
12 E Clay St Sylacauga, AL	3.0	1.0	1000	$895	$0.90	44d	1	0.14mi
600 S Broadway Ave Sylacauga, AL	1.0–2.0	1.0	785	$700	$0.89	44d	1	0.21mi
123 Avondale Ave Sylacauga, AL	3.0	1.5	1316	$915	$0.70	44d	1	1.11mi

Listing history 6 events

1. 2025-10-08
   status Pending
2. 2025-09-19
   price $12,000
3. 2025-09-02
   price $20,000
4. 2025-08-04
   price $25,000
5. 2025-07-25
   price $48,000
6. 2025-06-27
   listed $58,000 Active

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,287
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$349
• Taxable income: $7,380
• Est. tax owed @ 24.0%: −$1,771
• After-tax cash flow: $5,361/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

-79.3% since first listed

6 events — show timeline

• 2025-10-08 Pending — Greater Alabama MLS
• 2025-09-19 Price Changed $12,000 Greater Alabama MLS
• 2025-09-02 Price Changed $20,000 Greater Alabama MLS
• 2025-08-04 Price Changed $25,000 Greater Alabama MLS
• 2025-07-25 Price Changed $48,000 Greater Alabama MLS
• 2025-06-27 Listed $58,000 Greater Alabama MLS