182 Sunshine Ln · Lincoln, AL 35096

$205,400

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 34 Days on market

Built 2026 $165/sqft · 9% below area Est $226k · 9% under

---

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).

• ARV discount +11.6/15.0
• Cash flow +6.8/30.0
• Appreciation +6.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0

Listing remarks

Welcome to Deer Creek, a new Lennar community in Lincoln, AL! Enjoy modern living with Lennar’s Everything’s Included® features—luxury finishes, stainless appliances, smart-home technology, and energy efficiency throughout. Conveniently located near Lake Logan Martin, Top Trails OHV Park, Talladega Superspeedway, and downtown Lincoln, with easy access to I-20 for commuting to Birmingham or Oxford. The charming RC Cooper plan is rich with curb appeal with its welcoming covered front entry and front yard landscaping. This home features an open floor plan with 3 bedrooms, 2 bathrooms, a spacious family room, and a beautiful dining area/kitchen fully equipped with energy-e

Key facts

• Open floor plan
• Energy efficiency
• Covered front entry

Tags

• SMART-HOME TECHNOLOGY
• ENERGY EFFICIENCY
• COVERED FRONT ENTRY
• FRONT YARD LANDSCAPING
• OPEN FLOOR PLAN
• ENERGY-EFFICIENT APPLIANCES

Property features AI

Finance

• HOA & community: HOA maintains common grounds and utilities for community areas

Exterior

• Parking: Attached garage with front entry; Two garage spaces on main level; Driveway parking
• Utilities: Public water; Connected sewer; Underground utilities; Internet service available (Coosa Valley Electric listed as provider)
• Home design: Under construction; Per building plan for square footage; 3-side brick and vinyl siding exterior
• Construction: Slab foundation
• Exterior features: No pool, deck, patio, or garden; Not waterfront; Flood plain: no

Interior

• Kitchen: Kitchen island; Pantry; Laminate countertops; Dishwasher (built-in); Garbage disposal; Built-in microwave; Electric oven; Gas stove; Some stainless appliances
• Bedrooms: Master bedroom on main level; Two additional bedrooms on main level
• Flooring: Carpet; Hardwood laminate
• Bathrooms: Two full bathrooms; Tub/shower combo; Linen closet; Walk-in closets
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9-foot ceilings and smooth ceilings; Recessed lighting; Attic with pull-down access; Living area per building plan
• Laundry & utility: Laundry room on main level; Washer hookup; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-317 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (32.1% below list).
• Recommended offer: $140k (32.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#230 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute 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.
• Zoned schools: Lincoln Elementary School (math 20% / reading 48%, grade F, #311 of 627 statewide, top 50%, 853 students, 62% FRL); Lincoln High School (math 12% / reading 27%, grade F, #169 of 305 statewide, top 59%, 585 students, 68% FRL) — zoned schools at 65% FRL track the district average.
• Market conditions: 222 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

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Talladega County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $139,500 (32.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.68% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.62%
• DSCR: 0.71
• GRM: 12.3

CMA / ARV

• ARV (median comp): $225,957
• List price: $205,400
• Delta: -9.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
352 Timber Pass	0.26mi	3/2.0	1,248 (0%)	2mo	$190,000	$152	86
314 Timber Pass	0.54mi	3/2.0	1,248 (0%)	3mo	$199,851	$160	73
155 Crawford St	0.19mi	3/1.0	1,120 (-10%)	15mo	$160,000	$143	58
287 Taylors Farm Dr	0.38mi	3/2.0	1,326 (+6%)	22mo	$229,900	$173	53
190 Taylors Farm Dr	0.46mi	3/2.0	1,380 (+11%)	19mo	$187,000	$136	45
328 Taylors Farm Dr	0.36mi	3/2.0	1,422 (+14%)	21mo	$220,000	$155	42
97 Trophy Loop	0.69mi	3/2.0	1,425 (+14%)	5mo	$218,845	$154	40
16 Hood Ave	0.55mi	2/1.0 (-1)	1,131 (-9%)	22mo	$85,000	$75	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.07×
• Total profit: $4,109
• Equity at exit: $91,890

10-year hold

• IRR: 5.0%
• Equity multiple: 1.76×
• Total profit: $43,567
• Equity at exit: $141,252

Cash invested: $57,512 (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 35096

• Home prices YoY: 1.2%
• Active inventory: 222
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$1,077
• Tax est. 1.5%: −$257 /mo · $3,081/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $-317

Break-even live

Break-even rent $1,797

Max offer price $159,468

Occupancy floor —

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: $51,350
• Closing costs: $6,162
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Maple Leaf Dr Lincoln, AL	4.0	2.0	1457	$1,395	$0.96	44d	1	0.49mi
9 Taylor Ct Lincoln, AL	4.0	2.0	1483	$1,395	$0.94	44d	1	0.54mi

Listing history 18 events

1. 2026-06-18
   status $205,400 Pending 34 DOM
2. 2026-06-18
   days on market $205,400 Active 34 DOM
3. 2026-06-17
   days on market $205,400 Active 33 DOM
4. 2026-06-16
   days on market $205,400 Active 32 DOM
5. 2026-06-15
   days on market $205,400 Active 31 DOM
6. 2026-06-14
   days on market $205,400 Active 29 DOM
7. 2026-06-13
   days on market $205,400 Active 28 DOM
8. 2026-06-10
   days on market $205,400 Active 26 DOM
9. 2026-06-09
   days on market $205,400 Active 25 DOM
10. 2026-06-08
    days on market $205,400 Active 24 DOM
11. 2026-06-07
    days on market $205,400 Active 23 DOM
12. 2026-06-05
    days on market $205,400 Active 20 DOM
13. 2026-06-03
    days on market $205,400 Active 19 DOM
14. 2026-06-02
    days on market $205,400 Active 18 DOM
15. 2026-06-01
    days on market $205,400 Active 17 DOM
16. 2026-05-31
    days on market $205,400 Active 16 DOM
17. 2026-05-30
    days on market $205,400 Active 15 DOM
18. 2026-05-15
    listed $203,400 Active 896-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$11,506
• − Property taxes: −$3,081
• − Insurance: −$1,027
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$5,975
• Taxable loss: −$7,527
• Est. tax savings @ 24.0%: +$1,807
• After-tax cash flow: $-2,003/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 — Lincoln

• Score: 62/100
• State rank: #230
• US rank: #17221

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln, AL
• City population: 9,201
• Population (ZIP): 9,201

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: Predominantly White (72%)
• Race & ethnicity: White 72% Black 19% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada, Vietnam
• Languages at home: 98% English-only · Vietnamese 1% Spanish 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: ▲ 2.96%
• Current HPI: 255.9195
• 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

+1.0% since first listed

2 events — show timeline

• 2026-05-30 Price Changed $205,400 Greater Alabama MLS
• 2026-05-15 Listed $203,400 Greater Alabama MLS